(p. A1) There is an aging office building on Water Street in Lower Manhattan where it would make all the sense in the world to create apartments. The 31-story building, once the headquarters of A.I.G., has windows all around and a shape suited to extra corner units. In a city with too little housing, it could hold 800 to 900 apartments. Right across the street, one office building not so different from this one has already been turned into housing, and another is on the way.
But 175 Water Street has a hitch: Offices in the financial district are spared some zoning rules that make conversion hard — so long as they were built before 1977. And this one was built six years too late, in 1983.
“There’s nothing about that building — its construction, its mechanicals, its structural engineering — that prevents it from being converted,” said Richard Coles, the managing partner of Vanbarton Group, which has developed both conversions across the street.
. . .
Healthy cities must build new things and rehabilitate old ones. But they also perform regular tricks of transmogrification, (p. A13) turning existing building blocks into something new. Factories become loft apartments. Industrial waterfronts become public parks. Warehouses become start-up offices and restaurant scenes.
The pandemic forced American cities to make such transformations, temporarily. They turned sidewalks into restaurants, parks into hospitals, streets into open spaces. Now on a lasting and larger scale, they will need to convert offices into apartments, hotels into affordable housing, curb parking into bike lanes, roadways into transit routes, office parks into real neighborhoods.
“If these last few years have taught us anything,” said Ingrid Gould Ellen, a professor of urban policy and planning at N.Y.U., “it’s the need for flexibility, the need to be open to surprise in the way we’re going to use space.”
But over decades, that flexibility has eroded.
For the full commentary, see:
(Note: ellipsis added.)
(Note: the online version of the commentary was updated July 4, 2023, and has the title “American Cities Have a Conversion Problem, and It’s Not Just Offices.” The online version says that the title of the print version was “How Cities Are Getting In Own Way.” The title of my national edition of the print version had the title “When Offices Ought to Be Apartments.”)