南方建筑Issue(12)：64-75,12.DOI:10.3969/j.issn.1000-0232.2025.12.007
城市更新背景下存量商务楼宇的转型与重塑路径——以纽约为例
Toward a Pathway for Office-Building Renewal through Adaptive Reuse:Evidence from New York City,USA
摘要
Abstract
In the stage of urbanization that involves shifting to the optimization of existing urban buildings,the normalization of remote work and the development of the digital economy has increased those buildings'vacancy and low utilization rates.These problems have become bottlenecks for urban spatial structural optimization and the efficient use of resources.Although office-to-residential conversions and related policies have been discussed in academic contexts at home and abroad,a systematic review of different transformation directions is required at this stage.Moreover,the mechanisms linking macro-level policies,multi-subject participation,and micro-space reconstruction haven't been considered thoroughly.How to promote the effective transformation of existing office buildings under the support of policy frameworks,space strategy,and mechanisms for coordinating interests is a problem that urgently needs to be solved. New York City in the US has a long track record in policy formulation,function reconfiguration,and incentivized renewal of existing office buildings.In this study,adaptive reuse pathways of idle office buildings in New York are examined systematically and analyzed for possible use in China.First,the study reviews research and practice related to the renewal and transformation of existing office buildings at home and abroad.Then,challenges,policy countermeasures,and renewal mechanisms used during transformation were analyzed in combination with relevant policy documents and typical reconstruction projects in New York.Finally,the applicability of New York's experiences to China was evaluated through a comparative analysis of renewal mechanisms in Chinese versus US policy systems,and corresponding institutional and planning suggestions were proposed. Results show that New York has established complete adaptive reuse mechanisms for existing office buildings.One such mechanism is a space-reshaping mechanism,which allows building characteristics and prior reconstruction objects to be identified in accordance with a hierarchical assessment system centering on age,location and structure.Moreover,composite functional reconstruction pathways can be matched according to different spatial forms.The second mechanism is a regulatory-support mechanism integrating incentives and guarantees;this mechanism improves the feasibility and efficiency of reconstruction through zone-based adjustment,use waivers,accelerated approvals,and tax-reduction and-exemption offsets.The third mechanism is a property-rights coordination mechanism,which balances benefits among multiple parties.This mechanism provides for the planning of benefits for multiple parties through a transfer of development rights,a real estate investment trust,and a legal development program.By virtue of these mechanisms,the renewal practices in New York can effectively activate resource stock in core areas,increase housing supply,and improve urban-space diversity through function integration.However,there are still some problems,such as imbalanced housing supply structure,excessive dependence on middle and high-end markets,insufficient returns on public financials."Gentrification"also can be observed in some regions. Based on experiences in New York,some localization pathways can be proposed for practical conditions in China.(1)For the establishment of institutional mechanisms,planners should shift from flexible incentives to a comprehensive system emphasizing equally incentives and constraints.In this way,the implementation efficiency of policies can be improved.(2)For the space-reshaping and evaluation mechanism,it is recommended that planners establish a standardized suitability-assessment system conforming to practical situations in China.Such a system can promote concentrated reconstruction and function composition to improve space utilization.(3)For regulatory supports and the coordination of property rights,the approval process across multiple departments should be integrated.When it comes to the transfer of development rights(TDR)and real estate investment trusts(REITs),a transfer mechanism adapted to multi-party property rights structures should be explored.Such a mechanism can promote the introduction of public functions through tax preferences.(4)For implementation pathways and project types,different policies should be applied according to city-level and district features.Promoting residential and public-service conversions of metropolitan centers should be prioritized.Generally speaking,for the optimization of existing urban buildings,experiences in New York are conducive to promoting an overall shift from project-driven to institutional guidance and from local reconstruction to systematic transformation.关键词
适应性改造/商务楼宇/城市更新/空间转型Key words
adaptive reuse/office buildings/urban renewal/spatial transformation分类
建筑与水利引用本文复制引用
王乐浔,王润娴,何昊阳,李文竹..城市更新背景下存量商务楼宇的转型与重塑路径——以纽约为例[J].南方建筑,2025,(12):64-75,12.基金项目
2025-2027 国家自然科学基金青年基金资助项目(52408060):远程办公影响下城市实体办公空间演变机理及设计响应 （52408060）
2024-2026 上海市教育发展基金会和上海市教育委员会"晨光计划"资助项目:生成式人工智能赋能低效办公空间优化设计 （）
2024-2025中央高校基本科研业务费专项资金(JKZ02252281):智慧社会背景下远程办公时空模式及影响机理研究 （JKZ02252281）
2025-2027 岩土及地下工程教育部重点实验室(同济大学)开放课题(KLE-TJGE-B2505):面向安全防控的地铁站平面布局生成式人工智能设计方法. （同济大学）
