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45-608: 38°54′44.9″N 77°13′26.5″W  /  38.912472°N 77.224028°W  / 38.912472; -77.224028 Fairfax Square is an upscale mixed-use development located directly south of Tysons Corner Center across Leesburg Pike in Tysons Corner, Virginia . It includes 400,000 sq ft (37,160 m) of Class A office space , primarily occupied by financial tenants such as American Express , Merrill Lynch , and New York Life , and high-end ground-floor retail among its three identical high-rises . Fairfax Square

90-548: A breakwater , but this was unsuccessful, and in 1890 a dam was planned, the start of the future Java Island and KNSM Island . In 1896 the IJkade was constructed contiguous to the dam, and the closed-in area raised with earth won from dredging the North Sea Canal , the digging of which had started in 1876. When the western part of the IJkade was lengthened in 1904, a new peninsula was created, as well as two harbors:

135-768: A 16-screen theater opened in Tyson's Corner Center. The following stores are located in Fairfax Square: This location should not be confused with another older development, also named Fairfax Square, located in the City of Fairfax and consisting of a small amount of office and retail space. 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

180-797: A boon for tourism to the area. Since 2005, the fast IJtram has connected the area to the Central Station where one can transfer to other tram lines . The Piet Hein Tunnel offers a fast route for motor vehicles to the A10 ringroad. The Borneo Sporenburg Residential Waterfront development, by architects Adriaan Geuze/West 8 , has received the Veronica Rudge Green Prize in Urban Design from Harvard University 's Graduate School of Design in 2002. A central element in

225-542: 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

270-716: 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

315-579: 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

360-469: A national railroad system. Also, because ship sizes had increased but the Amsterdam's docks had not, competition from other cities began to hurt the city economically; in 1860 Den Helder had overtaken Amsterdam in port activity. To compensate for the loss of that harbor area and to create quays that would allow bigger ships to dock, Amsterdam's city engineer, Jacobus van Niftrik , planned a new quay to

405-767: A reopening in 2006 due to store consistently outperforming the rest of the U.S. market. The Tiffany store in this location is twice as large as its newer counterpart on Wisconsin Avenue . Fendi opened its fourth store in the nation at Fairfax Square, but it has closed; Fendi has opened a boutique within Saks Fifth Avenue in Chevy Chase, Maryland . Fendi does, however, have a Fendi Casa showroom nearby in Washington . The Equinox fitness facility replaced an 8-screen movie theater, which closed in 2007, shortly after

450-417: 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

495-458: 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

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540-618: 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

585-569: 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

630-650: Is a neighborhood of Amsterdam , Netherlands , located between the IJ and the Nieuwe Vaart in the borough of Amsterdam-Oost . The harbor area was constructed in the late nineteenth century to allow for increasing trade with the Dutch East Indies ; a new location was necessitated by the construction of the Amsterdam Centraal railway station , which replaced the old quays. East of the new station

675-618: 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

720-462: 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"

765-535: 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

810-399: 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

855-422: 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

900-660: 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

945-582: 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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990-572: Is the Lloyd Hotel , which was constructed in 1921 by Evert Breman as temporary housing for emigrants to Latin America , many of whom from Eastern Europe . During World War II it was used as a prison by the German occupiers, and after the war it retained that function. It became a prison for underage convicts in 1964. After 1989 it stood empty for a time, and in 1996 the city of Amsterdam opened

1035-610: 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. Eastern Docklands The Eastern Docklands ( Dutch : Oostelijk Havengebied )

1080-498: The 1960s, despite the coming of some new industries such as Mobil , the area became less busy, due to the increase in containerisation and the ever-growing size of cargo ships. In the 1970s, the area fell into complete disuse. In the 1980s, The city decided to change the by now derelict area into space for residences, and even proposed to fill in the harbors. In the end, the harbors and islands remained intact, to create relatively quiet enclaves of residential neighborhoods. Many of

1125-472: 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

1170-790: 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

1215-577: The Oostelijke Handelskade (1876) gave Amsterdam a deep-water harbor for the first time in its history, and warehouses such as Europa , Azië , and Africa jumpstarted economic activity in 1883. The quay was designed according to modern requirements, with a railroad track and steam-powered cranes for loading and unloading. One problem was the Zuiderzee, which caused high waves and disturbed harbor activity. The city decided to build

1260-457: 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

1305-545: The center of town, and four artificial "islands" (peninsulas), all of which were former industrial and harbor locations of the port of Amsterdam . In the early 2000s, after a large-scale reorganization, the city's biggest post- World War II building project, the Eastern Docklands was de-industrialized and became home to some 17,000 people living in some the highest population densities in the Netherlands. In

1350-722: The development of the Docklands is the Oostelijke Handelskade , the Eastern Quay. Located on the IJ harbor, it ran along the docks to the east of the center of Amsterdam and got its name in 1883. Previously known as Handelskade , it was built between 1875 and 1883. In 1919 part of the quay was renamed Piet Hein Kade. In 2001, it became connected to Java Island by Jan Schaefer Bridge . One of its characteristic buildings

1395-531: 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

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1440-523: The east of the station, the Oostelijke Handelskade. This quay was the start of the Eastern Docklands, which was developed contiguous to the already existing port area, the Spoorwegbassin , which would be used for the transloading of coal and iron ore ; railroad tracks already crisscrossed the area. Other decisions played a part in the construction of the area, such as the digging of the North Sea Canal , decided on in 1862. The development of

1485-450: The homes in the Eastern Docklands attract young families, which has led to more families with young children staying in the city (rather than move to places like Almere , which offer more affordable family homes with gardens). The area is also attractive to "trendy" and well-to-do urbanites; the notably modern features of the new buildings in the "architecturally spectacular" area draw in "trendy young media and IT professionals" and are

1530-456: 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

1575-451: The mid-nineteenth century the Dutch government determined that the city's open harbor front was to be filled in to allow for the construction of the Amsterdam Centraal railway station (the city decided on its location in 1869, and it was built 1882-1889), despite objections by the city; the building of the railway station followed necessarily on the Dutch government's decision in 1860 to build

1620-496: The occupants was the Stoomvaart Maatschappij Nederland (SMN), which had reached the limit of its possible expansion on the Oostelijke Handelskade. In the first half of the 20th century there was ongoing development, including for instance the increasing transport of passengers by ship to the Dutch East Indies , but after World War II harbor activity moved more to the city's Western Docklands and in

1665-412: 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

1710-441: 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

1755-501: 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 ,

1800-405: 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

1845-463: 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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1890-755: The water between the Java Island and the Oostelijke Handelskade is called the IJhaven , the water south of the KNSM Island is called the Ertshaven , both also being connected by rail. The deep-water harbors allowed for much economic development. In 1903, the Koninklijke Nederlandse Stoomboot-Maatschappij (KNSM) settled on the eastern part of the island and experienced rapid growth. On the western part, one of

1935-586: Was a marshy area called De Rietlanden , with the Zeeburgerdijk (then called Sint Antoniesdijk ), running via the Zeeburch , a fort, to the Zuiderzee . The neighborhood consists of the districts: KNSM Island , Java-eiland , Oostelijke Handelskade, Cruquiuseiland , Borneo-eiland and Sporenburg. The area, about 2/3 water and 1/3 land, consists of an extension of the Oostelijke Handelskade, east of

1980-729: Was designed by Skidmore, Owings & Merrill . Its buildings are clad in Brazilian granite , and its lobbies are finished with Italian marble and wood paneling. Ground was broken for the development in 1988. The complex replaced a Kmart store and its parking lot. When it opened in 1990, the Tiffany & Co. store at Fairfax Square was the largest outside of New York with 14,500 sq ft (1,350 m) of retail space. Hermès has its only Washington metropolitan area store in Fairfax Square and doubled its retail space after

2025-670: 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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