The Once-in-a-Generation Opportunity to Remake Downtown

Urban cores around the country were transforming into live, work, and play destinations before the pandemic. The pandemic was a setback for this transformation, but it could also be a rare opportunity. It’s up to city leadership to seize it.

2 minute read

January 23, 2023, 6:00 AM PST

By James Brasuell @CasualBrasuell


New York City Coronavirus

EQRoy / Shutterstock

“The nation is in the midst of one of the biggest workforce shifts in generations,” writes the Washington Post Editorial Board, describing the effects of nearly three years of stay-at-home orders, working from home, and hybrid work schedules. “Many now have experienced what it is like to work from home and have discovered they prefer it.”

While much of the discussion in cities has focused on the fiscal distress caused by office vacancies, the loss of demand for retail uses in urban cores, declining transit ridership, and shifting commute patterns, less frequently addressed is the opportunity to, for lack of a better phrase, build back better—to turn the crisis of downtown vacancies into an opportunity to solve some of the challenges facing downtowns and regions since even before the pandemic.

The Washington Post writes to refocus the discussion on the opportunities, identifying two obvious opportunities—to return workers to offices and to convert commercial spaces to residential units and entertainment venues.

“This is a once-in-a-generation opportunity to reshape downtowns for the future. It should be a top priority of mayors and city councils around the country,” according to the editorial. “The goal is a ‘24/7’ downtown with ample work spaces, apartments, parks and entertainment venues that draw people in during the day and have a core of residents who keep the area vibrant after commuters go home.”

While that kind of downtown environment was becoming more common in many U.S. cities before the pandemic, many cities had a long way to go in attracting the residential population required to provide a “24-7” downtown.

According to the editorial, both priorities will face substantial challenges, overcome by political will and creative thinking. On the theme of workers returning to the office, D.C. Mayor Muriel Bowser recently called on President Joe Biden to return federal workers to offices for the sake of D.C.’s downtown. New York Mayor Eric Adams has also been a vocal proponent for returning to the office. According to the editorial, workers are already returning to the office, but it’s unlikely they will ever return to pre-pandemic levels. For the foreseeable future, downtowns will be oversupplied with office uses.

So adaptive reuse will be necessary. The editorial identifies a growing interest by developers to begin conversion projects, but multiple hurdles remain. The Washington Post suggests specific actions that can make the most of the opportunity, including setting clear goals for new residents in downtown, speeding up permitting for adaptive reuse projects, creating new financing mechanisms, and thinking beyond housing. More detail on each of these suggestions are available in the source article below.

Thursday, January 19, 2023 in The Washington Post

Sweeping view of Portland, Oregon with Mt. Hood in background against sunset sky.

Oregon Passes Exemption to Urban Growth Boundary

Cities have a one-time chance to acquire new land for development in a bid to increase housing supply and affordability.

March 12, 2024 - Housing Wire

Aerial view of green roofs with plants in Sydney, Australia.

Where Urban Design Is Headed in 2024

A forecast of likely trends in urban design and architecture.

March 10, 2024 - Daily Journal of Commerce

Cobblestone street with streetcar line, row of vintage streetlights on left, and colorful restaurant and shop awnings on right on River Street in Savannah, Georgia.

Savannah: A City of Planning Contrasts

From a human-scales, plaza-anchored grid to suburban sprawl, the oldest planned city in the United States has seen wildly different development patterns.

March 12, 2024 - Strong Towns

Aerial View of Chuckanut Drive and the Blanchard Bridge in the Skagit Valley.

Washington Tribes Receive Resilience Funding

The 28 grants support projects including relocation efforts as coastal communities face the growing impacts of climate change.

March 18 - The Seattle Times

Historic buildings in downtown Los Angeles with large "Pan American Lofts" sign on side of building.

Adaptive Reuse Bills Introduced in California Assembly

The legislation would expand eligibility for economic incentives and let cities loosen regulations to allow for more building conversions.

March 18 - Beverly Press

View from above of swan-shaped paddleboats with lights on around artesian fountain in Echo Park Lake with downtown Los Angeles skylien in background at twilight.

LA's Top Parks, Ranked

TimeOut just released its list of the top 26 parks in the L.A. area, which is home to some of the best green spaces around.

March 18 - TimeOut

News from HUD User

HUD's Office of Policy Development and Research

Call for Speakers

Mpact Transit + Community

New Updates on PD&R Edge

HUD's Office of Policy Development and Research

Urban Design for Planners 1: Software Tools

This six-course series explores essential urban design concepts using open source software and equips planners with the tools they need to participate fully in the urban design process.

Planning for Universal Design

Learn the tools for implementing Universal Design in planning regulations.