For decades, we’ve been building what Strong Towns calls “gray fields": aging shopping centers and office parks surrounded by oceans of concrete or asphalt. Too much parking. Too little productivity. Single-use retail in a market that has already moved on. From 30,000 feet, the solution looks obvious: take the excess parking and put housing on it. Townhomes. Apartments. Mixed-use. Incremental density. Easy, right? If it were that simple, we’d have solved this everywhere by now.
In this session, Monte Anderson shares his "on-the-ground" experience converting overbuilt parking lots at Wheatland Plaza in Duncanville, Texas, into townhomes using a condominium ownership structure, a powerful but often misunderstood legal tool in Texas. What seems like a straightforward infill strategy quickly collides with the gray areas: platting asphalt that was never meant to be subdivided, separating utilities from shared infrastructure, navigating fire and building code interpretations, zoning that says “yes” but functions like “no,” perceived parking panic versus actual math, financing projects lenders don’t recognize, and selling pieces of a shopping center to individual homeowners.
If we’re serious about turning liabilities into productive places, we have to learn how to work through these gray areas: legal, financial, political, and psychological. Done right, gray fields can become real neighborhood fabric again. And yes, it’s possible to make money and do good at the same time.