From Decline to Renaissance
For decades, Downtown Los Angeles stood as a contradiction—home to magnificent historic architecture that sat largely abandoned after 5 PM when office workers fled to the suburbs. The ornate movie palaces of Broadway, the Beaux-Arts bank buildings, and Art Deco towers that created one of America’s most distinctive skylines had become beautiful shells, waiting for purpose.
Today, that narrative has dramatically shifted. Downtown LA pulses with life 24 hours a day, and at the heart of this transformation is one of the most successful urban revitalization strategies of the 21st century: adaptive reuse.
The Adaptive Reuse Ordinance: A Catalyst for Change
The seeds of Downtown’s rebirth were planted in 1999 when the city passed the Adaptive Reuse Ordinance (ARO), a groundbreaking piece of legislation that streamlined the process of converting historic commercial buildings into residential units. By relaxing certain zoning requirements and building codes for older structures, the ordinance made it financially viable to breathe new life into architectural treasures that might otherwise have faced demolition.
“The ARO wasn’t just about preserving buildings—it was about creating a neighborhood,” explains Janet Chen, an urban planning consultant who worked on early implementations of the ordinance. “The goal was to build a critical mass of residents who would create demand for the restaurants, shops, and cultural amenities necessary for a thriving urban core.”
The results speak for themselves. Since the ordinance passed, more than 15,000 residential units have been created in previously vacant or underutilized historic buildings, bringing approximately 25,000 residents to an area that had fewer than 5,000 at the turn of the millennium.
The Eastern Columbia Building: Art Deco Reimagined
Perhaps no building better symbolizes Downtown’s transformation than the Eastern Columbia Building at 849 S. Broadway. Completed in 1930 and designed by Claud Beelman, this turquoise terra-cotta masterpiece with its distinctive clock tower is widely considered the finest Art Deco building in the city.
After decades serving as headquarters for the Eastern Columbia department store followed by years of neglect, the building underwent a $30 million conversion in 2006, transforming its upper 13 floors into 147 loft-style condominiums while preserving its spectacular lobby and historic façade.
“What makes the Eastern Columbia project so successful is how it balances historic preservation with contemporary needs,” notes architectural historian Robert Inman. “The developers preserved the building’s iconic exterior—the clock tower, the vibrant turquoise glazed terra-cotta, the sunburst motifs—while creating interiors that offer all the amenities today’s urban dwellers expect.”
The project, led by the Kor Group with preservation architects Kelly Sutherlin McLeod Associates, became a model for how adaptive reuse could be both commercially successful and culturally responsible.
The Bradbury Building: From Noir Icon to Innovation Hub
Few Los Angeles buildings are as instantly recognizable as the Bradbury Building. Completed in 1893, this architectural marvel features an extraordinary central court illuminated by natural light from a glass ceiling five stories above. The ornate cast iron staircases and bird-cage elevators that famously appeared in films like “Blade Runner” make it one of the most photographed interiors in the city.
While the Bradbury never fell into complete disrepair, thanks to its status as a National Historic Landmark, its recent transformation demonstrates how adaptive reuse can extend beyond residential conversion. Today, the building houses a carefully curated mix of creative office spaces, with tenants ranging from architecture firms to tech startups.
The ground floor, once home to various retail experiments, now features a thoughtfully designed co-working space that preserves historic elements while incorporating contemporary workspace needs. The project demonstrates how historic buildings can serve modern business functions without sacrificing architectural integrity.
“What’s happening at the Bradbury represents the next wave of adaptive reuse,” says urban designer Miguel Escobar. “It’s not just about converting old buildings to apartments anymore—it’s about creating dynamic, mixed-use environments that preserve the past while accommodating the changing nature of work and community.”
The Ace Hotel and Theatre: Cultural Anchors
When the Ace Hotel opened in 2014 in the former United Artists Building on Broadway, it signaled a new phase in Downtown’s revitalization. The 1927 Spanish Gothic tower, built as film star Mary Pickford’s monument to her industry, had languished for years before developers Greenfield Partners collaborated with Commune Design to transform it into a boutique hotel.
What made this project particularly significant was the simultaneous restoration of the adjacent United Artists Theatre. This 1,600-seat movie palace, with its ornate Spanish Gothic details and vaulted ceiling, had been operating as the occasional church or event space but was largely inaccessible to the public.
The restored Theatre at Ace Hotel is now one of Downtown’s premier performance venues, hosting everything from film premieres to concerts and comedy shows. This adaptive reuse project demonstrates how historic preservation can create not just housing or office space, but cultural destinations that anchor neighborhood identity.
“The Theatre at Ace Hotel project recognized that successful urban neighborhoods need cultural magnets,” explains cultural planner Sofia Williams. “By restoring not just the building but its function as a gathering place for arts and entertainment, they created something that draws people downtown even if they don’t live or work there.”
The Row DTLA: Industrial Scale Transformation
Not all adaptive reuse projects involve architectural icons. The ROW DTLA represents a different approach: the transformation of 32 acres of industrial buildings in the Arts District into a mixed-use complex of offices, retail, and restaurants.
Originally built between 1917 and 1923 as the LA Terminal Market, these utilitarian structures served as the city’s main produce distribution hub for decades. Rather than demolishing these sturdy but unornamented buildings, developers Atlas Capital Group and partners recognized their potential as flexible spaces for creative businesses.
The project preserved the industrial character—exposed brick, concrete floors, large windows, and loading docks—while adding contemporary amenities and thoughtful landscaping. Today, the complex houses over 100 businesses, from fashion designers to tech companies, restaurants, and independent retailers.
“The ROW demonstrates how adaptive reuse can work at scale,” notes urban economist David Chan. “Not every historic building is an architectural masterpiece, but these industrial structures have authenticity and flexibility that can’t be replicated in new construction.”
Lessons Learned and Challenges Ahead
Downtown LA’s adaptive reuse success hasn’t come without challenges. Questions of gentrification, affordability, and displacement loom large as the area becomes increasingly desirable. The very success of these projects has driven up property values, making new adaptive reuse projects more difficult to pencil out financially.
Yet the underlying principles remain sound: preserving architectural heritage creates distinctive places that cannot be replicated elsewhere; mixed-use developments create vibrant neighborhoods; and flexible approaches to building codes can unlock potential in underutilized structures.
As Los Angeles faces continued housing shortages and sustainability imperatives, the lessons of Downtown’s adaptive reuse successes become increasingly relevant. Repurposing existing buildings is inherently more sustainable than new construction, and the density these projects enable helps reduce transportation impacts.
The next frontier may be applying these principles beyond Downtown to commercial corridors throughout Los Angeles that are lined with underutilized two and three-story structures from earlier eras. The 2021 expansion of the Adaptive Reuse Ordinance to other parts of the city suggests this approach still has room to grow.
Downtown LA’s transformation through adaptive reuse stands as proof that preservation and progress aren’t opposing forces. By honoring architectural heritage while addressing contemporary needs, Los Angeles has created a model for urban revitalization that respects the past while building for the future.
Next week on Design Matters LA: “Venice Beach Architecture: From Bohemian Bungalows to Modern Masterpieces”