HomeMy WebLinkAboutBemis 1/22 - Exhibit 23-25
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:es for diver-
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WhiCbCVCr' ..iomi the sdf-deStrac:don.uJces, this, in broad
strokes, is what happenS: A diversified mixture of uses at some
place in the city becomes outstandingly popular and sUccessful as
a whole. Because of the location's success, which is invariably
based on flourishing and magnetic diversity, ardent competition
for space in this locality develops. It is taken up in what amounts
to the economic equivalent of a fad.
The winners in the competition for space will represent only a
narrow segment of the many uses that together created success.
Whichever one or few uses have emerged as the most profit2ble in "
the locality will be repeated and repeated, crowding out and
overwhelming less profitable forms of use. If tremendous num-
bers of people, attracted by convenience and interest, or charmed
by vigor and excitement, choose to live or work in the area, again
the winners of the competition will form \..narrow segment of
population of users. Since so many want to gk in~ those who get
in or stay in will be self-sorted by the expense.
Competition based on retail profitability is most apt to deet
streets. Competition based on working- or living-space attraction
is most apt to affect whole groupings of streets, or even whole
districts.
Thus, from this process, one or few dominating uses finaMy
emerge triumphant. But the triumph is hollow. A most inmcate
and successful organism of economic mutual support and social
Diutual suppon has been destroyed by the process.
From this point on, the locality will gradw.lly be deserted by
people using it for purposes other than those that emerged tri-
umphant from the competition-because the other purposes are
no longer there. Both visually and functionally, the place becomes
more monotonous. All the economic disadvanttges of people
being spread insufficiently through time of day are likely to fol-
low. The locality's suitability even for its predominant USe will
gradw.lly decline, as the suitability of downtown MaMattan for
manageml offices has declined because of this reason. In time, a
place that was once so successful and once the object of such
ardent competition, wanes and becomes marginal. .
Many streets which have already gone through this process and
are at rest in their moribundity can be seen in our cities. Others,
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