Salt Lake:Official development news thread

[Viperlord]

Broadway Park Lofts

They have finally upgraded their site to contain some more recent construction pics.

http://www.broadwayparklofts.com/pages/welcome/index.php

[cololi]

I hope they can hang on. I heard a rumor that a good chunk of their money has been pulled and they had to have a bunch more units reserved to hold the remaining funds. Don't know if it is true or not, but I think reservations in this project are being impacted significantly by the condos in City Creek Center.

[RFPCME]

Hearing last week that Sam Weller's was closing on Main Street was almost too much to bear. Yes, they will relocate, hopefully not far away, but losing Weller's, if only for a short time, is still a tremendous blow.

Weller's is not only a SLC institution, but a national one as well. I remember going to a lecture in graduate school by the late Wallace Stegner, the head of the Creative Writing Department at Stanford and a Pulitzer Prize winning novelist. During his lecture, Stegner talked about the literary scene in Salt Lake, surprisingly good, and how Weller's was one of the best bookstores in the country. It's horrific to think that a precious gem like Weller's is finally succumbing to the ghost town that the CBD has become, which begs the question: How do you get people to return to the CBD?

Yes, there are some great projects coming on board, like the CCC, the Broadway theatre, the arts district, a possible film center, more urban housing, and the Trax link to the SLC Intl. and the other mass transit expansions. But all of these still will not bring back the hordes of people who used to walk the sidewalks in years gone by. Even in the 1960's, the sidewalks were full, but have steadily declined since then until there is almost nothing left.

As I have thought and thought about how to put pedestrians back on the sidewalks, I keep coming back to the same answer--vibrant, interesting retail. Shops and eateries so interesting that people are willing to deal with the extra time it takes to get downtown and then spend more time downtown.

Probably this is a dumb solution and if it is, I wish someone would point out the errors in my thinking. But it seems to me rather than pouring millions into a Broadway venue that might attract a few thousand people into the downtown area for a few hours a few days a month, it might make much more sense to take the public money behind the Broadway theatre, or several of the other projected projects, and put that money into subsidizing interesting retail. By interesting, I mean retail that you cannot find anywhere else.

Weller's is a classic example of the kind of retail I'm thinking. So would the shops around 9th and 9th, and many other one-of-a-kind, locally owned and managed retailers. Liberty Heights Fresh is another classic example of what would be a good draw. What if Main Street St. were filled with these kind of retailers whose rent is subsidized. These retailer cannot afford the expensive leases in the Gateway or the CCC. But many of the abandoned shops on in the CBD might be perfect for them if the local government money were used to bring buildings up to code and make it possible to earn a living out of these places.

You wouldn't want national retailers. Old Navy proved that even a lavish building isn't enough to attract and keep people downtown with just merchandise you can find almost anywhere else in the valley. But populate the CBD with retailers you cannot find anywhere else and the picture changes dramatically.

I look forward to your comments.

[delts145]

Originally Posted by RFPCME

Hearing last week that Sam Weller's was closing on Main Street was almost too much to bear. Yes, they will relocate, hopefully not far away, but losing Weller's, if only for a short time, is still a tremendous blow...

... It's horrific to think that a precious gem like Weller's is finally succumbing to the ghost town that the CBD has become, which begs the question: How do you get people to return to the CBD?

RFPCME, please think of this response as a calm discussion between two people sitting on a park bench, LOL. I don't mean to sound overly aggressive with any of my comments, especially as I am a major fan of your many thoughtful posts.

IMO, we are not losing Sam Wellers, "not even for a short time." I will choose to believe their own declaration, that they are moving to a new location downtown that will better serve their clientele. A space that will be more amenable to the changing demands of the times. I do believe, that along with the major evolution of Main now in progress, that that particular space is about to become too expensive. I will also lay wager that the business which will replace Wellers will be more of the type that will be needed to increase tourist and foot traffic in general on Main.

Originally Posted by RFPCME

As I have thought and thought about how to put pedestrians back on the sidewalks, I keep coming back to the same answer--vibrant, interesting retail. Shops and eateries so interesting that people are willing to deal with the extra time it takes to get downtown and then spend more time downtown.

I think many of the things that we are finding understandably lamentable are finally in the process of being taken care of. Even for someone as impatient as me, I find the huge changes coming at an extremely fast pace. But, perhaps we are expecting to flip a switch and have instant gratification RIGHT NOW. Hey, I will be the first to admit that everytime I visit downtown, it seems like it is in a constant state of "CONTSTRUCTION ZONE" It seems like things have been in a major state of overhaul for twenty years now. LOL, Frankly I don't know how some of those downtown businesses have been able to last this long. As stunningly beautiful, impressive, and over the long run positive these many changes are, I am quite frankly tired of having things torn up. ENOUGH ALREADY!!! It's kind of exciting, but I would like to be able to walk at least a few feet through Temple Square and the entire heart of Downtown without dodging an endless assortment of barricades.

Anyway, the CBD is far from being a ghost town.. The large amount of pedestrian and business traffic has shown a marked increase from the past in my estimation. This increase over the past ten years was very apparent throughout the entire CBD as I visited the other day. Of course, when CCC is completed, that district will be at it's most crowded in it's entire history, and I mean ENTIRE HISTORY. I have made it a point to walk and drive throughout the entire CBD a couple of times in the past month. This was during a weekday. I presume the many people I saw on the sidewalks were valley residents, office employees, students, downtown residents and of course, it was obvious that there were a generous amount of conventioneers/tourists. Of note, is the fact that many downtowns across the country, are pretty when viewed from a distance, but their street presentation is often bland, dirty, and anything but attractive. Not only is Salt Lake's downtown full of many large islands of some of the most visually attractive streetscape in the nation, but those islands are now undergoing an obvious connection between the dots.

It isn't lost on leaders such as Becker, the LDS Church, or Taubman that CCC is at the heart of one of the 15 most frequented pedestrian traffic zones in North America. Capturing those crowds and extending the hours of their stay in the heart of the city is the preminent goal amongst all party's concerned. Along with maintaining two department stores at the heart of downtown, and gaining a large, full service grocery store, we are adding a long list of interesting, new to the region retail establishments. Also, with the many new and diverse retail options, we will be gaining new restaurants with outdoor accomodations, so many so that the tag "restaurant row" is being used.

Within that large mix of attractions soon to be added to the historical heart of the CBD, the addition of a major theatrical venue cannot be dismissed as of secondary importance. Particularly, the addition of a theatre equipped to handle LONG RUNNING touring Broadway productions. The Wasatch Front has become a major national tourist destination. Downtown already has a premier ranked, world class Symphony, Ballet, Regional Opera Co., and top NBA venue, etc. A major theatre showing blockbuster broadway shows, and most importantly, "able to book those shows for extended periods," will be a major augmentation to the CBD's already surprisingly robust arts scene. I stated that downtown exhibited a very busy scene during the day. However, what is going to give the local or visitor a better reason to extend their schedule into the evening than a broadway blockbuster, followed by dinner options at adj. clubs/restaurants? People like Scott Beck and his convention promotion team need to be able to sell the convention planners on the fact that their convention will also coincide with a major broadway blockbuster. That's allot easier when the shows are not only frequent, but long running.

From what I personally observed, the addition and continued expansion of TRAX options for downtown cannot be overemphasized. TRAX and the very positive vibe that it created throughout downtown was extremely palpable.

I agree wholeheartedly that downtown's Main needs unique retail. The kind that the ever increasing tourist, business and local numbers cannot find easily elsewhere. And again, I think that process is occurring already. But we have to recognize that most local retail/businesses do not have deep enough pockets to dive in at this juncture of Main's evolution. To do so would be suicide. Only those establishments of a unique style, such as an attractive club, will open at this immediate time. The unique retail, etc. will not appear in force until AFTER CCC, is open. It will not take long for a giant like CCC to cause a ripple effect on all of it's sides, including Main. At this time in downtown's history, the majority percentage of business on the CBD's Main will follow a major earth mover like CCC, not precede it.

[Future Mayor]

Delts, that was a very impressive and applicable statement that you gave us. I agree with everything that you said. One major factor in creating and sustaining unique retail and even the expansion of national retail in the CBD will not only be all those things mentioned above but will be the addition of residents. The addition of residents, whether that be through mid-high end condo projects that are continuing(despite the economy) throughout downtown, but the addition of more rental units in and near the CBD. Rental units that are close to transit and shopping. Unique retail will pop up because it will meet the needs of the local residents, it will fill the need of neighborhood retail as opposed to national retail.

One thing that I find interesting throughout many of the cities I've visited is that much of the "high end" retail tends be be national stores, but the mix of "high end" restaurants that surround that same retail tend to often times be local restaurants.

In my opinion, downtown SLC is already becoming a very vibrant, interesting and walkable city and with the continued building of commercial, retail, and residential, it really is on the verge of a complete transformation. The SLC that we will all know and love in 5-10 years will be a vastly different city than the one that we love now and the one that we loved 5-10 years ago.

As for the Sam Weller location, I would expect it to be a high end restaurant, that frontage of Main St already has two clubs, Keys and the Huka Place, and current ordinances won't allow for another club on that section of the street, but a restaurant with outdoor seating and a full liquor license would be a great addition.

[WeST]

RFPCME, I think you are on to something. I agree completely that money would be better used to offer incentives to unique retailers and other kinds of shops to relocate to the central business district. Where I would disagree would be will the idea of permanently subsidizing their relocation, but I would rather see subsidies for up to two years. I don't like the idea of being on the hook for propping up stores for long leases, especially if they are not doing well. I also don't think it would be politically feasible.

My plan would include several parts-
1. Create more public gathering places where people come and hang out, including a large one that can become a tourist attraction.
2. Be more flexible on zoning and preservation requirements on Main Street (I realize some of you will think I spoke blasphemy against the god of preservation.)
3. Offer BIG incentives to a few retailers etc. to act as draws or anchors for the rest of the shops [for Main].
4. Find retailers and entertainment businesses that are broader or more inclusive to the demographics of Utah.
5. TRAX needs to be cheap or free on weekends, throughout the lines!

Salt Lake City has done a good job of bringing people back to town with many unique and higher cultural events, but where they have failed is appealing to the masses (You know, those uncultured swine that we've condemned for living in the suburbs). If you want to bring the masses back to the city you have to see it from their perspective. There are logical reasons why people stay in the 'burbs for most of their entertainment. They find relatively cheap, easy, and culturally compatible things to do in their towns.

We talk about more clubs and bars, but how many can you add before you tap out of that demographic? I have always maintained that Leatherby's and places like it are the non-drinkers, people with children and old people's bar/club. Places like Keys On Main are great, but many don't feel comfortable. They feel that they are expected to order an alcoholic drink if they come. I would love to see a place like that, where they actively courted a wide demographic and tried to make some accommodations. This would require people to be willing to patronize a place that has free flowing alcohol, but also others would have to be willing to hang out where some are more culturally conservative (you even might have to see a couple of guys where socks with their Teva's).

If downtown creates businesses, events, and a general atmosphere where a broader population is comfortable, then numbers will swell greatly, but if not, it will continue to be more of a niche market.

[T-Mac]

As one who walks around the CBD every Saturday morning, the changes that are taking place are very impressive. I really like all the construction. There is something about the sounds of the dirt filling up in the trucks, the sound of the concrete spinning in the trucks, the pounding of steel, the ballet of the cranes in downtown. We have our very own art right in the heart of downtown. I love it down there. It is wonderful to be down there before the sun rises to watch it all take place. The changes are now very noticeable from the street level on all sides of the City Creek Center.

Having 222 S Main down the street will only help add to that area. The old firm I was with is actually looking to possibly move to 222 S Main. They are looking at both the Wells Fargo Tower and 222 S Main. They want off of State Street and on to Main Street. The area of 300 S to 200 S on Main Street including the US Bank Building and the Walker Center is home to many attorney's, accountants and bankers. It is the prime location to be, for these fields.

[urbanboy]

I like it too! I don't understand the complaints, especially when there is minimal impact on car traffic. It's fun to walk around and observe the different birth stages of buildings being constructed.

Originally Posted by WeST

My plan would include several parts-
1. Create more public gathering places where people come and hang out, including a large one that can become a tourist attraction.
2. Be more flexible on zoning and preservation requirements on Main Street (I realize some of you will think I spoke blasphemy against the god of preservation.)
3. Offer BIG incentives to a few retailers etc. to act as draws or anchors for the rest of the shops [for Main].
4. Find retailers and entertainment businesses that are broader or more inclusive to the demographics of Utah.
5. TRAX needs to be cheap or free on weekends, throughout the lines!

1. I would argue that Gallivan Plaza already meets this requirement. Additionally, although not public space, we will be getting Richard's and Regent's courts.

2. The older buildings on Main Street, both large and small, are the appeal, and are what gives Main Street it's uniqueness and individuality. Remove those, and Main Street Becomes "Anywhere USA," which would only exasperate the problem of not being able to attract people. Also, which side of the street at Gallivan Station do you prefer to walk along and window shop? The mostly preserved side to the west, or the Wells Fargo and Chase Banks side? The older buildings along Main Street have a certain scale and use space in a way that is complementary to the City's goals for Main Street.

3. Agreed, What we need is a "kick-ass" Southern anchor and destination for Main Street that acts like a temple square counter-part, and encourages pedestrian traffic up and down Main Street. Salt Lake City has a great opportunity to promote and possibly help create a southern anchor on Earl Holdings parking lot. We just need to start or continue the dialogue.

4. I'm not sure what you mean by "inclusive," but I don't see any reason for businesses to want to discriminate. But if you are saying that you would like to see retail that appeals to all "Utahns"(so no tattoo parlors, and no Deseret Book) then I agree with what you are saying to an extent. However, I'd be happy to get any retail that we can on Main Street.

5. This would require State funding, and I'm all for it. However, we just need to convince our legislators to sacrifice some of UDOT's road projects that are sprawl-like in nature, and put that money towards UTA. However, this can be difficult when State Legislators are subdivision-developers, or friends with subdivision-developers who own property in the boonies, and have a business interest in these new roads.

[cololi]

SLC, particurly downtown, is over retailed. We have way too much of it considering our population, including our daytime population. The only way we are going to be able to get additional retail is to add many more residents downtown and more office workers downtown. CCC is doing a few things well: they are adding density and reducing retail square footage compared to what was at Crossroads and ZCMI. At 700 dwelling units on 20 acres, they are adding the equivalent of 35 units per acre. That isn't a lot, but it is a start and it leaves other downtown areas open to increased density once the market turns around.

Urban boy hit the nail on the head regarding office: office is generally seen as a black hole to the pedestrian. Pedestrians don't want to walk past it. You can design around it, by having narrow, deep lots where the building can take advantage of the center of our large blocks, requiring non mirrored glass on the bottom 3 levels, required a storefront (whether there is a retail store or not) every 50 feet, etc.

We need to provide something that the suburbs can't. I think you can apply to this to any segment of community living, whether it is unique retail, unique restaurants, unique architecture, unique transportation, and probably above all else, unique culture. Suburbs were created on the antithesis of this principle.

[delts145]

Originally Posted by urbanboy

:

3. Agreed, What we need is a "kick-ass" Southern anchor and destination for Main Street that acts like a temple square counter-part, and encourages pedestrian traffic up and down Main Street. Salt Lake City has a great opportunity to promote and possibly help create a southern anchor on Earl Holdings parking lot. We just need to start or continue the dialogue.

A big ditto to that!!

[DMTower]

Originally Posted by Future Mayor

As for the Sam Weller location, I would expect it to be a high end restaurant, that frontage of Main St already has two clubs, Keys and the Huka Place, and current ordinances won't allow for another club on that section of the street, but a restaurant with outdoor seating and a full liquor license would be a great addition.

It just struck me that with the recent overhaul of the club laws I have no idea how this ordinance will actually apply now... will they go through and simply change the words from private club to bar in related laws, or will these changes have a ripple effect that will change the way some of these other laws work? I'm also curious if this will help club Jam in the Marmalade area get their full liquor license.

[Future Mayor]

I know they are looking at overhauling the city ordinance in relation to neighborhood bars, which I am all for, I am not sure that how if they will be seeking to make changes to the number of allowable uses. The language currently breaks it down by type of license including B and C "Private Club" license's. And states that no more than two licenses are allowed on a linear block are allowed between other major streets.

I don't see the elimination of the Private Club designation doing anything to effect this city ordinance, and Jam is strictly related to the neighborhood bar discussion.

The two licenses on one linear block does not however apply to License for a restaurant. More than two are allowed if the 70% of the income from the business is primarily from food sales. I am not sure if the Huka joint further down is primarily food or primarily alcohol. If it is primarily alcohol, then the Weller location could be a restaurant that has a bar.

As I read the ordinance further I also found out that alcohol licenses are allowed on inner block and mid block streets on review and approval by the mayor or mayors designee.

I know Rocky attempted a couple of changes to city ordinance several years back but was unsuccesful. I know he attempted to get the closing time of bars pushed to 3 or 4, as they sit now, the bars have to be empty by 2 am. He used the logic that this would allow patrons an additional hour or two to dance, socialize and sober up somewhat, but it didn't fly. I also believe he tried to eliminate the two per linear block, saying that a club zone would allow law enforcement to concentrate their efforts in more defined areas rather than be spread throughout the city. This to did not happen.

[cololi]

Originally Posted by Future Mayor

I also believe he tried to eliminate the two per linear block, saying that a club zone would allow law enforcement to concentrate their efforts in more defined areas rather than be spread throughout the city. This to did not happen.

This is a concept that has only been talked about. Contrary to popular opinion, there has never been any formal action to actually change this. I think this is one of the key concepts for revitalizing main st. You would get people going from bar to bar, along a major transit corridor, filling up what is now vacant space. The city should create a hospitality district where the limit can be increased. Think Park City main street. This again, is one thing that the suburbs will never have, so it would be unique to downtown, at least in this county.

[utahboozer]

Originally Posted by delts145

Hey, I like the updated pic (Jan. 2009) of Salt Lake City on Wikipedia! This angle will look awesome when we have the 'Very Sexy Tower 1' placed in the pic.


wikimedia.org

Great pic, delts. Thanks.

[Stenar]

Originally Posted by cololi

SLC, particurly downtown, is over retailed. We have way too much of it considering our population, including our daytime population.

What about that study about 5 years ago, I forgot by whom, but it was in the newspapers, which said downtown was way under-retailed?

[cololi]

Originally Posted by Stenar

What about that study about 5 years ago, I forgot by whom, but it was in the newspapers, which said downtown was way under-retailed?

The Salt Lake City Council hired a consultant when Nordstrom wanted to move to gateway. The study showed that there was too much retail square footage between Gateway, Crossroads, ZCMI and trolley square. the end result is that retail not in one of those locations struggles because of the magnet effect of those centers. That is the reason why high end department stores such as macy's and Nordstrom were zoned out of everywhere except the Central Business District. retail dollars are much more difficult to come by these days. SLC accounts for fewer retail dollars every year. In the 1960's SLC accounted for more than half of all retail sales in the county. Now it is below 20%. Why? is it because of the city being under retailed? No it is because, in terms of percentages, less people are coming downtown.

malls are a suburban model. When all of the retail in downtown was thrown into two malls, then another, it killed retail on main and other downtown streets. When the suburbs built new malls, it started to erode downtown malls. My biggest knock against city creek is that it repeats a previous failure. Hopefully with the way it is designed and the added residential it will buck the trend of downtown malls. I sure hope it does. but until there are more rooftops in downtown or more people in downtown, the retail market is not going to expand much. if you want unique retail, you need to eliminate typical retail.

[cololi]

the dreaded double post.

[RFPCME]

Thanks for all the ideas regarding increasing foot traffic in the CBD. I learned a lot.

My suggestion to subsidize unique retail comes from my experience traveling. When I travel, my favorite pastime is walking urban environments. It gives me a real feel for a city. And, invariably, cities with a vibrant street life seem to be those with a strong, unique retail environment. In the US, NYC and San Francisco are my favorites. Yes, there are large, chain retailers in those cities, like Saks and Nordstroms, but those stores are in their own buildings, not some part of an urban mall. People are on the streets, not locked away in mall atriums

The concept of urban malls seems backwards...trying to bring the suburbs into the urban core. To me, this strategy ignores the strengths of a city--its diversity and creativity. The flavor of a vibrant city is NOT imitation vanilla. The flavor is everything but vanilla and does not imitate anything.

Many forumers have stated the only way to put people on CBD streets is for people to live in the core of the city. People moving into the city will help, but I don't think that is the only answer.

I love cities because they contain things I cannot find anywhere else. They have goods, services, sights and sounds that only exist in the city. While I may not choose to live within the city, the attractions keep me coming back time and time again. I never tire of it.

So maybe its a dumb idea to subsidize businesses who offer the unique, the extraordinary, the one-of-a-kind, the cannot-find-it-anywhere-else. But it is exactly those things that I crave about a city.

[delts145]

Originally Posted by cololi

We need to provide something that the suburbs can't. I think you can apply to this to any segment of community living, whether it is unique retail, unique restaurants, unique architecture, unique transportation, and probably above all else, unique culture. Suburbs were created on the antithesis of this principle.

Originally Posted by RFPCME

You wouldn't want national retailers. Old Navy proved that even a lavish building isn't enough to attract and keep people downtown with just merchandise you can find almost anywhere else in the valley. But populate the CBD with retailers you cannot find anywhere else and the picture changes dramatically.

I agree very much with this line of thinking, as I'm sure everyone else on the forum does. I used to get very miffed at the thought of a Mervyns occupying their particular spot at Crossroads. As I used to be involved with retail management in L.A., I was keen to talk with the Nordstrom management folks about Crossroads in general and Mervyns specifically. We were all in agreement that on many fronts, which should be obvious, that Mervyns occupying that space was a big mistake. I was not anti- Mervyns per se, and am sorry that this current round of contraction has signed their death knell. As has been stated by many, until we have many more residents downtown, an over abundance of suburb style, anywhere USA retailers does not make allot of sense. I mean ask yourself, what do the thousands of chic convention goers/skiers have to hold their interest in terms of shopping on Main Street currently? Fortunately, that is changing as quickly as I think the Park City area is building five-star hotels. I think that the world's foremost luxury retail management co. (Taubman) is going to be a savy partner in better capturing Salt Lake's impressive tourist numbers. We also have a very savy and sophisticated Governor, who understands what needs to be done to up the ante of Salt Lake's tourist trade.

Downtown Salt Lake is a unique retail market in many ways, and I'm hoping that it's current evolution will return it to it's past retail glory. It wasn't long ago that downtown SLC was considered the premier shopping destination between Chicago and the West Coast. Salt Lake's abundance of unique large and small retailers, such as The Original ZCMI, The Paris, Auerbachs, Castletons, Arents, Makoffs, etc. brought shoppers to Salt Lake from not only the Wasatch Front, but also the entire surrounding region. I remember well my Mom's non-LDS older sisters in Kansas/Missouri, Nevada, Colorado, and California making a trek to shop their favorite Downtown Salt Lake City stores. They absolutely loved shopping in Downtown Salt Lake, and sang it's praises often. The local owners, often from Salt Lake's oldest Jewish or Mormon families, took great pride in the hallowed traditions of their local presentations and offerings.

I don't think that we need to turn the entire retail portion of CCC and Main Street into another carbon copy of Rodeo Drive, but a mix of a little Rodeo, a little Melrose Ave./Fred Segal, a little Chalk Garden or D. Grant, etc. is definitely warranted.

We have this downtown luxury hotel right on Main. In terms of both size and luxury, there are few downtown establishments that can even come close to it's level of impeccable maintenance and luxe. What shopping options do it's customers have when they step outside to stroll up Main? Main's evolution and future potential can't happen fast enough as far as I'm concerned!

Again, Downtown Salt Lake City has a unique 'triple threat' capability to capture not only it's metro loyalty, but a huge following of international visitors. Salt Lake is a religious, secular and outdoor sports recreation capital like no other. No major downtown on this continent has as convenient an offering in proximity to it's glamourous mountains/ski resorts as Salt Lake. The hundred's of thousands of visitors, which frequent Salt Lake each year are considered to be at the upper realm of the spending types in travel circles. It isn't the Old Navy or Mervyns that will capture the shopping time of these many visitors, or the Metro Wasatch's tens of thousands up-scale, multi-lingual yuppies, active seniors and dinks.

[delts145]

Main Street Hangs On For City Creek

March 12th, 2009

Originally Posted by rmarkosian

Will the local merchants survive to see the completion of the City Creek Center?

Construction on the $1 billion City Creek Center project in the heart of downtown Salt Lake City is progressing on schedule. The project is the only new retail development project in the Salt Lake City area that isn't plagued by budget shortfalls or construction stoppages due to the current economic climate. This is in large part due to the stability of the financier, Zion Securities--which is the for-profit arm to the LDS Church.

Utah Stories began covering the City Creek Center development three years ago by interviewing the merchants on Main Street gathering their opinions about the project, and their thoughts on how the Salt Lake City has developed as a whole for the past 50 years. (read complete story)

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