Rick Mohler on Housing Affordability and the Future of Mixed-Use Design

In Washington State, lawmakers are re-examining established zoning policy requiring that new apartment buildings in pedestrian-oriented areas include ground-floor retail in an attempt to address rising housing costs.

Governor Bob Ferguson is calling for legislation that would prevent cities from mandating storefront space in new apartment developments, arguing that costly and often vacant retail spaces can drive up rents. The proposal reflects growing concern that policies intended to support vibrant streets may now be contributing to housing shortages.

The requirement for active ground floors is rooted in the work of urban thinker Jane Jacobs, whose ideas shaped planning efforts aimed at creating lively, walkable neighborhoods. Professor in the UW Department of Architecture Doug S. Kelbaugh promoted bringing a vibrant street life to parts of decentralized suburban communities through “mixed use buildings”.

Cities like Seattle began integrating apartment buildings with ground-level restaurants and grocers into their comprehensive plans, particularly after the Growth Management Act of 1990, which encouraged denser development within urban growth boundaries.

Rick Mohler, professor and chair of the UW architecture program, sees the debate as a necessary recalibration. A former student of Kelbaugh, Mohler acknowledges the historic value of mixed-use buildings while emphasizing that zoning codes must adapt to current conditions.

“We desperately need housing,” Mohler said. “The zoning code, as written, is out of date.”

Mohler notes that retail conditions have changed. Online shopping, remote work and shifting consumer habits have made it difficult to sustain brick-and-mortar storefronts, leaving many ground-floor spaces vacant and inactive.

In response, Mohler and colleagues at the UW are exploring alternative mixed-use models. These include courtyard buildings that prioritize housing while allowing for shallower and narrower commercial spaces along the street, which may better support small local businesses.

Mohler also points to a growing trend of placing shared residential amenities on the ground floor. While primarily serving tenants, these transparent and active spaces can still contribute to street life without relying on uncertain retail demand.