Why can’t we just turn the empty offices into apartments?
Aug 4, 2023
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Bill Fulton, an expert in urban planning and former mayor, dives into the intriguing world of transforming vacant offices into apartments. He discusses the paradox of empty workspace amidst a housing crisis, exploring zoning laws and community resistance. Fulton shares fascinating concepts, from backyard roller coasters to tiny apartments in malls, shedding light on the complexities of urban development. The episode also features a humorous debate about a viral zoo video that questions identity, keeping the discussion lively and engaging!
Zoning regulations and their historical purpose to separate different types of land uses often hinder the conversion of office buildings into apartments, contributing to the housing shortage and affordability challenges.
The unique construction and architecture of office buildings, especially those constructed during the 1980s office boom, pose challenges for conversion into apartments due to large floor plates and limited access to natural light, while older buildings and shopping malls offer better prospects for mixed-use redevelopment.
Deep dives
The Challenge of Converting Empty Office Buildings into Residential Properties
There is a noticeable surplus of commercial properties sitting vacant and empty on the market for months or years, while there is a catastrophic housing shortage and high rental prices in many areas. The question arises as to why these empty office buildings cannot be converted into residential properties. The answer lies in the complexities of zoning regulations, which historically separate different types of land uses such as houses, stores, and factories. These regulations often hinder the conversion of office buildings into apartments. Additionally, the construction and architecture of office buildings, particularly those constructed during the 1980s office boom, present challenges for conversion due to large floor plates and limited access to natural light. However, the conversion of old retail spaces and shopping malls into housing shows promise in addressing the housing shortage. The obstacle of property owners, who may have various incentives for holding onto empty properties, also contributes to the difficulty of converting office buildings into apartments. Lastly, resistance from neighbors, known as nimbyism (not in my backyard), can further impede efforts to address the housing shortage. However, the demographic reality is shifting, and younger generations struggling to find affordable housing may drive changes in zoning regulations and attitudes towards housing development.
The Role of Zoning in Restricting Conversion Efforts
Zoning regulations, which govern what can be built where in a city, play a significant role in hindering the conversion of empty office buildings into residential properties. These regulations historically aimed to separate different types of land uses, such as houses, stores, and factories. The assumption behind zoning was to prevent drawbacks like toxic factories being located next to houses or apartments. However, zoning regulations have also been used to exclude certain groups of people from specific neighborhoods. Single-family zoning, for example, has been employed to maintain the character of affluent neighborhoods and exclude low-income individuals. Zoning restrictions, particularly in desirable areas, contribute to the scarcity of affordable housing by limiting higher density development. While some cities, like Houston, have looser zoning requirements, many others are reevaluating their zoning laws to allow for more flexible development and accommodate the increasing demand for housing.
The Construction Challenges of Office Buildings
The unique construction and architecture of office buildings, particularly those built during the 1980s office boom, present challenges for their conversion into apartments. Office buildings have large floor plates, often around 50,000 square feet, making it difficult to create apartments with sufficient access to natural light. Converting these spaces can result in large interior areas without windows, limiting their suitability for residential use. On the other hand, older buildings, such as former factories, have been successfully converted into apartments due to their more favorable layout and architecture. Additionally, shopping malls, which often have large contiguous land ownership, offer better prospects for redevelopment as mixed-use complexes that incorporate housing.
Property Owners and Neighborhood Resistance as Obstacles
The reluctance of property owners to convert empty office buildings into apartments contributes to the challenge of addressing the housing shortage. Some property owners may have reasons to hold onto vacant properties, such as low taxes or the property being part of a larger real estate portfolio. Furthermore, neighborhood resistance, driven by nimbyism (not in my backyard), poses obstacles to housing development. Concerns about changes to the neighborhood's character or potential impacts on property values can hinder efforts to convert office buildings into apartments. However, the demographic landscape is shifting, with younger generations increasingly struggling to afford housing. As this demographic reality evolves, it may lead to changes in attitudes towards housing development and more flexible approaches to alleviate the housing shortage.
Our quest for answers this week sends us over a hundred years into the past. We learn about the invisible rules and fights that determine what our neighborhoods look like. We also learn about houses with backyard roller coasters, tiny apartments inside of shopping malls, and then we think a little bit about death. Happy Friday!
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