JL Architects

Multi-Family

Will Commercial Building Repurposing be the Answer to Today’s Housing Crisis?

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The year 2020 certainly turned the world upside down.  The pandemic has had a dramatic impact on our way of life and certain aspects may never be the same.  When it comes to changes in real estate, we have watched malls and retail centers struggle due to the acceleration of changing shopping and dining habits. We see the impact of the pandemic remote and hybrid working model on office leasing, and wonder what will come of all this possible empty space? According to an article written by the New York Times, experts estimate that over 170 million square feet of office space is expected to be freed up in this year alone, and over 7,000 retail locations will be available. Nearly one in four hotels nationwide face possible foreclosure.  With the pressure of the pandemic, growing e-commerce, and changing work/lifestyles far fewer commercial entities are looking to take on new leases.  We don’t know for sure what trends will stick from the pandemic, but we do know there is still a great need for housing, especially affordable housing. As a result, architects have begun to look at how repurposing commercial space can contribute to both housing and a livable, sustainable community.

Traditional American malls often make prime locations for housing developments as they tend to be in convenient, transit-accessible areas.  A single vacant mall can be repurposed into several housing units mixed in with stores, restaurants, recreational facilities, and community gathering spots giving residents amenities and a sense of community.  To create this community a mall may be knocked down and the property redeveloped, or in the case of the Arcade Providence in Rhode Island be repurposed into a mixed-use property.  When it was built over 190 years ago, the Rhode Island mall had boutiques on all three floors. Now those shops have been transformed into 48 micro apartments on the 2nd and 3rd floors and hosts a mix of businesses, including restaurants, retail shops, and a hair salon on the 1st floor.

Hotel closures can also be especially valuable for residential development, as individual units come “prepackaged”. The fact that almost a quarter of all US hotel properties are facing foreclosure signals that the market could be flooded with easy opportunities for housing projects. Opportunities for repurposed housing also includes commercial offices, outdated industrial space, and decommissioned churches to name a few. These spaces usually exist within an already established community and offer a sustainable path forward for interesting time-honored design and construction.

To conclude, we find it is often less costly to repurpose a building than build from the ground up, especially in expensive markets.  It is also much more sustainable.  Nationally, new residential construction generally averages $225 to $350 a square foot, compared with $150 to $200 for an office-to-residential conversion.   With all the excess vacant commercial property coming to the market, it just makes economic sense to repurpose some of these properties into affordable housing to meet the needs of the existing community.

In 2008, we served as the architects for the above pictured project, repurposing a bank building into a ground floor Starbucks with apartments above. Give us a call to see how we can assist with your re-use project.

Environmentally Friendly Multi-Family Fights Suburban Sprawl

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In today’s environment, multifamily is one of the most active construction sectors.  Moving out of urban centers to find space and affordable housing has become even more desirable during the current age of COVID, yet it is also often associated with the negative connotations of suburban sprawl.  Our JL video above shares a recent case study of the developing ideas and approvals for a suburban multifamily site. With JL Architects’ help, what was thought to be a potential 60 apartment property turned into over 220 units. Located outside of Philadelphia, it is suburban without negatively impacting the environment and social fabric of the area.

We are proud of our teams vision, commitment and skill that will lead to a new, attractive, centrally located apartment development with great amenities and connectivity that will also be certified by a nationally recognized sustainability protocol, Green Globes or LEED.

New Household Products Respond in the Age of COVID

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Our local Delta rep from Rich Tompkins Company recently introduced our JL team to new technologies that are becoming quite popular with homeowners and multi-family developers as we continue to navigate a new, cautious way of life during a global pandemic.

Delta® offers an array of solutions for multi-family, residential, and light commercial needs.   Their Touch2O® Technology faucets are a convenient, innovative way to curb the spread of germs while washing your hands. Touch2O® Technology starts water flowing at the temperature your faucet is set to, with a simple tap anywhere on the spout or handle.  You can even use the back of your hand or your elbow to start the water flow, thus eliminating the spread of germs from your fingers.  The faucet features an LED display which provides a digital readout of the water temperature accompanied by a blue, magenta, or red background, so you know when it’s safe to reach your hands under the water flow.

Touch2O.xt ™ Technology is another smart solution for keeping the spread of germs at bay.  Simply touch it on or go hands free.  Touch20.xt ™ starts the water flow when hands get within four inches of the fixture and stops the water when hands are removed.  The high-tech sensing capabilities of Touch2O.xt™ faucets allow the flow of water to be activated anywhere around the device, unlike traditional hands-free infrared sensors which require your hands be in a particular place and are sensitive to lighting conditions and clothing and skin color.  Delta® also offers electronic soap dispensers with Touch2O.xt ™ Technology.  This completely touchless solution is the perfect response to our current COVID climate.

In addition to the Touch2O® Technology, Voice IQ ™ pairs with your connected home device to give you exactly the amount of water you need with features like metered dispensing and custom container commands.  It allows you to turn your faucet on and off using the voice commands “Ask Delta® to turn on” and “Ask Delta® to turn off”, thus eliminating the need to touch the faucet with dirty hands.

Good hygiene is more important than ever before and with new products and technologies, we can begin to adapt our everyday environments to make them safer and healthier.  JL Architects can help design your multi-family space, while incorporating products like these to meet your needs.

Urban Redevelopment- From Retail to Mixed Use

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M.S Yearsley and Sons, a True Value hardware store and John Deere franchise opened in 1917 and served the West Chester community from a series of attached 19th century buildings. In 2006 they relocated and the real estate was purchased for redevelopment. This project is a reflection of JL Architects history in mixed -use and infill projects. Today, the site is home to 88 apartments, over 20,000 sf of ground floor retail and restaurants, and over 100 off-street parking spaces.
To achieve that density and increased value, JL Architects supported the team in obtaining zoning changes and adjustments, Historic Review Board approval and the blessing of the community. Those efforts resulted in a site density increase of 100% over its prior allowance.
Our support came in the form of building and zoning code research and analysis, master planning, feasibility studies, sun studies, and expert witness testimony.
The property is now owned and managed by Hankin Group and was constructed by Pancoast and Clifford.

H.B. 152: Virginia’s Answer to Affordable Housing?

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The legislature of the state of Virginia recently introduced H.B 152.  This legislation stipulates  “All localities adopting a zoning ordinance under the provisions of this article shall allow development or redevelopment of middle housing residential units upon each lot zoned for single-family residential use. For purposes of this section, “middle housing” means a two-family residential unit, including duplexes, townhouses, cottages, and any similar structure by whatever name it may be known. Such structures shall not require a special use permit or be subjected to any other local requirements beyond those imposed upon other authorized residential uses. Localities may regulate the siting, design, and environmental standards of middle housing residential units, including setback requirements, provided that the regulations do not, individually or cumulatively, discourage the development of all middle housing types permitted through unreasonable costs or delay. Nothing in this section shall prohibit local governments from permitting (i) single-family dwellings in areas zoned to allow for single-family dwellings.” (1)

The legislation was characterized as a mandate for an “affordable housing initiative”.  Up until now, zoning for single family homes has restricted the supply of new housing construction by limiting housing units to one per lot. This new urban development legislation mandate provides for more dense housing and is efficient compare to the urban sprawl that has dominated North American after the second world war.  After the war, the Federal Housing Authority and Veterans Administration focused on construction of new single family homes than promoting the renovation of existing homes or new row houses and mixed used buildings.  This resulted in urban sprawl. (2)

That was 75 years ago and the slow march of urban sprawl has devastated much of pristine and agricultural land. The population has continued to grow through immigration or birth and the middle class buying power are also increasing.

The introduction of HB 152 in Virginia made a number of people express consternation and while others expressed jubilation.  So what does it mean for people who currently possessed a single family home or people seeking a single family home in Virginia? Some believe that if HB 152 passes the value of existing single family homes will go up and that only wealthy people will be able to afford the homes.  Further, there may be demand for higher taxes to pay for additional infrastructure and higher taxes may squeeze retirees out of their single family home.

Yes, H.B 152 is somewhat controversial. However, if you think about the devastation that urban sprawl has brought to the land and wildlife. Environmentalists and conservationists will think it is a good idea to explore because it will allow conservation to flourish and provided more open space to current residence and reserve the open space for future generations.

As always architects should be part of the solution demanded by our government and society. We should be not only focus on creating unique building needs but also find solutions to combat urban sprawl.

The question is, “Are Pennsylvania legislators will try to adopt similar legislation and are we ready?”

Citation:

(1) https://legiscan.com/VA/bill/HB152/2020

(2) Surburban Nation: The rise of the Sprawl and the Decline of American Dream by Andres Duany, Elizabeth Plater-Zyberk and Jeff Spec

-Myrna Villanueva

The Millennial Housing Crisis

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America was built on the dream of an opportunity to own land. Success was built from owning your own property and this idea carried within America for centuries. Though, that idea of success has been changing rapidly in the new millennium. Only 37% of millennials (age 25-34) own homes, according to a 2015 report (Sanfilippo). This is 8% less than Gen X at the same age. To clarify, there are 3.4 million less millennials buying homes than the young Gen X. Higher student loan debt, restricted labor market, a greater need for flexibility in lifestyle… these are just some of the reasons why 51 million millennials are not buying homes. So where exactly are the millennials living? 22% still live at home with their parents and have been begrudgingly coined the “Boomerang Generation” even though this has become a necessity for many in today’s day and age. There’s a whole market for millennials who are seeking affordable independent lifestyles and Architects could provide the solution. Large multi-family/multi-use apartment complexes can be the solution to the housing millennial crisis.

More Debt, More Problems

To have a solution, the problem must first be defined. 44.7 million Americans have $1.56 trillion in student loan debt, according to Forbes (Friedman). With 11.4% defaulting on their loans and millions struggling to make the monthly payments, it’s no wonder why millennials are postponing homebuying. Renting is becoming, not just financially more appealing, but a necessity. The fact is, the median income can’t afford the median home in over 70% of America.

Generation of Fast, Easy, and Experience Driven

Affordability is a huge factor, but it isn’t the only factor as to why millennials aren’t buying homes. Another reason why millennials aren’t buying homes is also the reason why they are postponing marriage and children. The culture has drastically changed over the years, with much less pressure to make life long commitments at an early age. Millennials are seeking flexibility, convenience, and experience. Owning a home can become a burden when the priorities of a generation are shifting. We are in the age of Netflix, Uber, and Facebook. We want things now and we want it to be easy. Millennials are also the first generation to be defined by the internet. Anyone born after 1987 can’t remember a time where there wasn’t internet. The opportunity for learning and experience is unlike any other generation. Experience-based entertainment like escape rooms and ax throwing are thriving in today’s age.

The New Way of Living

Millennials need a long-term solution that embraces flexibility, convenience, and affordability. According to a Merrill Lynch survey, 75% of early adults today define success as financial independence from their parents (as opposed to building wealth and accruing assets for themselves). What does this mean? It means that this boomerang generation isn’t necessarily looking to own homes, but they are searching for a sense of independence. The emerging young adults need a long-term solution that can give them the financial independence from their families while also providing the benefits that a sense of community that single-family neighborhoods may provide. Large apartment complexes can provide a greater sense of community while also providing flexibility, convenience, and affordability that cannot be achieved through single family dwelling type neighborhoods. The community is developed through the amenities provided by apartment complexes which are expanding constantly. While utilizing mixed-use development, the complex can provide services that benefit the residents.  An outdoor swimming pool, gym, coffee shop, computer lab, game rooms, lounge, terrace views, and dog wash rooms are just some of the amenities that today’s apartment complexes are using to stand out from traditional living. Apartment complexes can keep costs down for a lot of the luxuries that a lot of millennials (and millions of other Americans that are struggling with debt) would not be able to afford otherwise. Residents can save space and money by sharing the amenities. You can enjoy a pool without the outright cost of upkeep (and construction), a gym without a membership, a lounge/game room/rooftop terrace without the cost of space. These are just some experiences that can be provided through apartment living. A new way of living provides comfort without the cost.

Creating a new experience through multi-family/multi-use apartment living could become the new norm for this generation. Single family homes are unable to fit the lifestyle or budget of many of the emerging adults. It is important for the field of architecture to ask the tough questions about the changing housing market because when a large shift in culture happens, it’s our responsibility to evolve with it. As architects, we have a unique opportunity to shape the new American dream.

-Hannah Helmes

Work Cited:

Choi, Jung. “The state of millennial homeownership.” Urban Wire, Urban Institute, 11 July 2018, www.urban.org/urban-wire/state-millennial-homeownership.

Friedman, Zack. “Student Loan Debt Statistics in 2019: A $1.5 Trillion Crisis.” Forbes, Forbes, 25 February 2019, https://www.forbes.com/sites/zackfriedman/2019/02/25/student-loan-debt-statistics-2019/.

Hankin, Aaron. “The Real Reasons Millennials Aren’t Buying Homes.” Investopedia, Investopedia, 25 June 2019, www.investopedia.com/news/real-reasons-millennials-arent-buying-homes/.

Min, Sarah. “More Millennials Are Living at Home than at Any Other Time This Century.” CBS News, CBS Interactive, 10 May 2019, www.cbsnews.com/news/more-millennials-are-living-at-home-than-at-any-other-time-this-century/.

Olick, Diana. “Apartment rental demand soars as more millennials believe it’s cheaper than owning a home.” CNBC, CNBC, 8 July 2019, www.cnbc.com/2019/07/08/rental-demand-soars-as-more-millennials-say-its-cheaper-than-owning-home.

Pinnegar, Robert. “Forget owning renting is becoming the end game for many millennials and baby boomers.” The Washington Post, WP Company LLC, 8 May 2018, www.washingtonpost.com/news/where-we-live/wp/2018/05/08/forget-owning-renting-is-becoming-the-end-game-for-many-millennials-and-baby-boomers/.

Sanfilippo, Marisa. “Why Millennials are Renting More- And Why It Works for Them.” MyMove, 10 May 2018, www.mymove.com/buying-selling/millennials-renting-works/.