Downtown San Francisco Office-to-Residential Conversion Study

On behalf of SPUR and ULI San Francisco, HR&A Advisors partnered with Gensler to analyze the economic feasibility of converting vacant downtown office buildings into residential units. This first-of-its-kind study in San Francisco — ultimately incorporated into SPUR’s October 2023 “From Workspace to Homebase” report — provided stakeholders with actionable insights into the financial challenges and policy interventions necessary for successful conversions that could address both downtown vacancy and the city’s housing shortage.

Through detailed financial modeling across multiple building prototypes and market scenarios, HR&A quantified the precise economic thresholds needed to make conversions viable. The analysis went beyond physical suitability assessments to determine specific construction costs, financing requirements, and potential housing yield under various scenarios, and identified the types of policies and incentives that would be needed to enable conversion projects at scale.

 

The widely circulated study directly informed policy discussions about San Francisco’s downtown recovery, as well as focused efforts by the City to increase the feasibility of office-to-residential conversions. Since 2023, the City of San Francisco has advanced fee reductions and transfer tax waivers; adopted Downtown Adaptive Reuse code relief; and formed the Downtown Revitalization Financing District to enable incentives for conversions. HR&A’s analysis served as a central framework for reimagining downtown San Francisco’s future as a more economically diverse and resilient urban center that balances commercial activity with increased residential presence.

 

Explore:

“From Workspace to Homebase: Exploring the Viability of Office-to-Residential Conversion in San Francisco’s Changing Real Estate Market”

“Office-to-Residential Conversion in San Francisco’s Changing Real Estate Market” Research for SPUR and ULI San Francisco

 

Press:

Rekindling San Francisco’s Downtown by Reviving Its Streets — Urban Land,

San Francisco’s AI Growth Brings New Opportunities for City Development — Modern Construction News,

SF’s Empty Office Space Could Hold 11,000 New Homes – But Only With City Hall’s Help, Report Says — San Francisco Chronicle

More Than 10K Residences Could Replace San Francisco’s Empty Office Towers — The Real Deal

Chinatown Small Biz Impacts & Recovery

Since 2022, HR&A has worked with leaders in Manhattan’s Chinatown neighborhood to support recovery from the COVID-19 pandemic, address systemic challenges facing the small business community, and foster a new generation of AAPI entrepreneurs seeking to preserve the cultural identity of Chinatown.

Working closely with the nonprofit Welcome to Chinatown, HR&A has provided ongoing economic research, strategic planning, and implementation support services, from documenting COVID-19’s devastating economic impacts to creating operational frameworks for business support initiatives. This work has equipped Welcome to Chinatown with evidence-based strategies and actionable roadmaps, transforming local leaders’ ability to advocate for neighborhood investment and cultural preservation. In parallel, HR&A led a seven-month community planning process funded by a New York State grant that resulted in more than $60 million of public investment in the core of Chinatown to address pedestrian safety and public realm issues.

 

Manhattan’s Chinatown has endured repeated economic disruption over the past 25 years, including following 9/11, SARS, the Great Recession, and Superstorm Sandy, all exacerbated by the COVID-19 pandemic, which triggered both severe business losses and rising anti-Asian violence. These acute challenges compounded long-term pressures from gentrification, changing demographics, and succession difficulties for legacy businesses. HR&A initially quantified these impacts through our 2022 Chinatown Impact Study, conducting multilingual focus groups, detailed visitation analyses, and assessments of federal aid accessibility. This foundational research, which received coverage in Curbed and The Village Sun, revealed unique cultural, language, and socioeconomic barriers hampering recovery efforts. Building on these insights, we subsequently developed operational and programming strategies for Welcome to Chinatown’s Small Business Innovation Hub, a centralized physical hub that provides meeting, coworking, and incubation space for AAPI entrepreneurs and community organizations. We also created a roadmap for Welcome to Chinatown to support legacy small business owners with succession planning to ensure they are able to monetize their life’s work while passing on traditions and spaces that help define Chinatown. Most recently, we provided program management support for the annual Chinatown Solidarity Summit, hosted at the Small Business Innovation Hub, further strengthening ties among North American Chinatown leaders.

 

Also starting in 2022, HR&A was the planning lead for the Chinatown Downtown Revitalization Initiative (DRI), a State-funded program that brought together more than 15 neighborhood leaders with City and State agencies to define a vision for the future of Chinatown and prioritize capital projects to address longstanding challenges and set up the next decade of community-led growth and investment. As a result of the DRI effort—for which HR&A led all economic analysis, community facilitation, and project evaluation—the State’s $20 million grant was leveraged to attract nearly $45 million in funding from the City of New York to advance a transformative redesign of Chinatown’s southern gateway at Chatham Square.

 

Our work has enabled Welcome to Chinatown’s evolution from an emergency relief organization to a sustainable community nonprofit while advancing critical neighborhood investments. The Small Business Innovation Hub, which opened in 2024, now provides targeted resources to both established businesses and entrepreneurs. Our succession planning roadmap is guiding new programs that facilitate responsible transitions for legacy business owners. Planned capital improvements—known as Chinatown Connections—include long-desired upgrades to Park Row designed to increase foot traffic between Lower Manhattan and Chinatown to support small business recovery. This integrated, multi-year engagement demonstrates HR&A’s ability to combine rigorous economic analysis with practical implementation strategies that preserve neighborhood character while building economic resilience—creating meaningful impact that extends beyond individual businesses to sustain the cultural fabric of an iconic New York City neighborhood.

 

Explore

Impact Study 

 

Press 

Saving Chinatown, While Also Making It Their Own — NY Times

Welcome to Chinatown breaks ground on Manhattan’s inaugural Small Business Innovation Hub in Chinatown — AMNY

Now it’s bare’: NYC’s Chinatown small businesses battle to keep doors open — ABC News 

Arboretum San Antonio Strategic and Business Planning

As a member of a multidisciplinary team led by Sasaki, HR&A developed a strategic business plan guiding the creation of Arboretum San Antonio, a new 200-acre immersive nature-based experience rooted in the city’s Southside. Our market analysis, strategic planning, and revenue modeling helped ASA establish organizational direction and financial sustainability for this transformative cultural amenity and helped inform Sasaki’s Master Planning process and programmatic decisions.

Creating a world-class arboretum from the ground up required more than landscape design; it demanded clear strategic vision and a sound financial foundation. HR&A facilitated two dynamic visioning workshops with the ASA Board to establish the organization’s vision, mission, and values based on a comprehensive market opportunities analysis. The resulting Strategic Plan provided a practical five-year roadmap covering staff hiring, funding strategies, and community collaborations.

 

Building on this foundation, our team examined diverse earned and contributed revenue streams alongside operational realities. This financial framework directly shaped the master plan concept and phasing strategies, ensuring ASA could deliver on its ambitious vision while maintaining fiscal health. The result positions San Antonio’s growing Southside community to gain a valuable cultural and educational resource built on solid strategic and financial ground.

 

Explore:

Arboretum San Antonio Comprehensive Plan

 

Press:

Sasaki Completes Master Plan for Arboretum San Antonio

 

Awards and Recognition:

Arboretum San Antonio honored with ASLA Colorado’s President’s Award of Excellence

 

 

 

 

State of Texas Digital Opportunity Plan

HR&A collaborated with the Texas Broadband Development Office (BDO) to develop the State’s first-ever comprehensive statewide Digital Opportunity Plan, establishing their roadmap to universal broadband availability, affordability, and adoption.

Over a year-long planning process, we complemented quantitative analyses of significant disparities in broadband, computer, and digital skills access across Texas’s 256 counties with an extensive community and stakeholder engagement program to assess barriers to digital opportunity and assets available to overcome those challenges. Our team coordinated statewide working groups, outcome-focused task forces, grant readiness webinars, and regional collaboratives to reach Texans in every region of the state, while filling data gaps through public and organizational surveys. Through strategic interagency coordination, we helped establish the State’s vision, goals, and measurable objectives, and identified local government and nongovernmental partners to implement the Plan’s recommendations. This collaborative process ensured the Digital Opportunity Plan reflected community needs and aligned with existing broadband infrastructure programs.

 

The resulting Digital Opportunity Plan provides Texas with a clear roadmap for digital inclusion that will impact millions of residents. To ensure communities have access to the data HR&A prepared for the Digital Opportunity Plan, HR&A introduced a solution that transformed Texas’s extensive Plan into a user-friendly tool: the Texas Digital Opportunity Hub. The Hub includes customized data visualizations to spotlight the disparities in digital access across Texas’s diverse regions and communities, and additional visualizations to help users understand baseline data and key performance indicators. With data available at the county level, the Hub supports local planning and funding efforts by providing localities with the data they need to make the case for targeted funding and programs. Further, the Texas Digital Opportunity Hub lays the groundwork for ongoing monitoring and evaluation of digital opportunity efforts across the state, empowering BDO to track the impact of its future digital opportunity programs. To that end, HR&A has developed program evaluation frameworks for BDO to deploy once grantees and partners are onboarded, providing detailed guidance and instruments for measuring the impact of their investments over time.

 

In response to changes in federal funding supporting the implementation of broadband adoption efforts, HR&A advised the BDO on the development of new programs using state dollars to achieve the goals set forth in the Texas Digital Opportunity Plan and advance core state priorities such as workforce development and economic opportunity for all Texans. Our continuing partnership with the BDO has been part of establishing Texas as a national leader in creating sustainable digital opportunity solutions that strengthen economic opportunity, educational access, and community resilience across the state.

 

Explore:

Great Headway for the Texas Digital Opportunity Plan

Texas Digital Opportunity Hub

 

Press:

State broadband leaders connect with Burnet County residents — DailyTrib.com

East Texans provide input to help increase broadband internet access — KTRE

Officials discuss the importance of internet access in rural East Texas — KETK

 

Equitable Development Toolkit & Real Estate Impact Study for Harold Simmons Park

HR&A partnered with the Trinity Park Conservancy to develop an Equitable Development Toolkit that transforms a $150 million investment in Dallas’s Harold Simmons Park into a catalyst for community opportunity. Through comprehensive analysis and stakeholder engagement, we created implementable strategies to ensure the 200-acre park connecting Downtown Dallas, West Dallas, and Oak Cliff strengthens neighborhoods while addressing systemic inequities.

Our work began with understanding the complex dynamics at play through real estate market analysis, demographic research, and extensive stakeholder consultation. We engaged local community members, national experts, and regional leaders to identify how park development could either exacerbate existing inequities or create new pathways for opportunity. By examining both successful models and past failures in similar contexts, we developed a nuanced understanding of what strategies would be most effective for this unique Trinity River location and the diverse communities it serves.

 

The Equitable Development Plan provides the Conservancy with a detailed toolkit of policies, advocacy efforts, initiatives, and partnerships to achieve equitable development. The Equity Toolkit offers discrete tactics to prevent involuntary displacement, facilitate opportunity neighborhoods, protect cultural heritage, promote wealth creation and community ownership, and establish equitable practices within the Conservancy. We prepared an action plan detailing roles for the Conservancy, City, and private partners, while conducting a real estate impact study that estimated net-new property value and tax revenues through 2050, accounting for trade-offs between maximizing real estate value and uplifting equity and inclusion.

 

HR&A has continued to support the Trinity Park Conservancy in analyzing and developing capital and operations and maintenance funding strategies and updated impact projections to reflect changes in the park’s program. Harold Simmons Park broke ground in Spring 2025.

 

 

Explore:

Harold Simmons Park Equitable Development Toolkit

 

Press:

‘This parkis happening’: Dallas breaks ground on $325 million Harold Simmons Park — Dallas Morning News

A 250-acre parkis being built right off the Trinity River in the center of Dallas. Here’s a look at what it’ll look like — WFAA

San Antonio Center City Strategic Framework Implementation Plan

HR&A worked with Centro San Antonio and the City of San Antonio in 2011 to create a Strategic Framework Plan to transform Downtown San Antonio from a convention-focused district into a thriving residential community. The plan was officially adopted by both organizations and has generated over 8,000 new housing units. Following the successful “Decade of Downtown”, HR&A was re-engaged in 2024 to update the plan for the next decade of growth and investment.

As of the early 2000s, San Antonio’s downtown had long been defined by convention and tourism uses, but city leaders recognized the need for a more diverse, vibrant urban core to achieve their ambitious SA2020 goals. HR&A developed a comprehensive approach that began with extensive community engagement, including workshop sessions for over 500 residents and stakeholder outreach with senior City staff, the Mayor, and Council. Through this process, we recommended a “housing first” strategy as the keystone for downtown revitalization. Working in collaboration with local planning and design firm Alamo Architects, we conducted rigorous market analysis and physical site assessments to develop targeted recommendations for residential development, priority infrastructure investments, and neighborhood-specific building typologies that respected existing community character.

 

The Strategic Framework Plan became the driving agenda for Centro and the City when adopted in 2012. The Council immediately implemented one of the plan’s key recommendations—a clear, consistent incentive policy for downtown housing—which directly enabled the development of over 8,000 new residential units. HR&A continued supporting implementation through multiple related efforts, including developing a downtown retail strategy and attracting HEB’s new downtown grocery store that opened in 2015. We also supported planning for fixed-rail streetcar service and Hemisfair Park revitalization, completed a five-year market update to refine incentive policies, and developed an economic development strategy for the historically distressed Eastside to ensure citywide growth benefits all communities.

 

The 2024-25 update of the Framework Plan for Centro, the City of San Antonio, and Visit San Antonio is reviewing the progress made Downtown in expanding housing options and devising strategies to improve the public realm, support catalytic projects, and grow authentic local retail.

 

 

Explore:

2012 Center City Strategic Framework Plan

 

Press:

Consultant recommends assisting development of affordable housing in downtown San Antonio draft plan — San Antonio Express-News

Affordable housing incentives recommended for downtown — The Real Deal

After Floodgate, developer hopes to dig deeper into downtown housing — San Antonio Business Journal

Council supports developing new center city plan: ‘Every decade can be the Decade of Downtown’ — San Antonio Report

Panther Island Strategic Vision Update

HR&A led a multidisciplinary team to update the vision and development an implementation roadmap for the 300+ acre Panther Island project, adjacent to Downtown Fort Worth. Working with a steering committee of public-sector and civic stakeholders, we delivered actionable recommendations that align flood control infrastructure with economic and real estate development opportunities, creating a framework for transformative public and private investment shaped by community ambitions.

Panther Island is a once-in-a-generation city-building opportunity for Fort Worth to amplify the energy of its urban core and surrounding neighborhoods, sparked by an influx of local and federal funding to build the Trinity River bypass channel. This ambitious flood control project will unlock extensive development potential. The Panther Island Steering Committee—comprising the City of Fort Worth, Tarrant County, Tarrant Regional Water District, Tarrant County College District, Downtown Fort Worth, Inc., The Real Estate Council of Greater Fort Worth, and Streams and Valleys, Inc.—recognized the need to update long-standing visions and plans, with local conditions and community perspectives having evolved since previous planning efforts. This required balancing complex infrastructure requirements with market-responsive development strategies while addressing the interests of numerous public agencies, civic partners, and community organizations.

 

In collaboration with Lake Flato, Salcedo Group, and K Strategies, HR&A undertook extensive plan review and site analysis, public engagement, financial analysis, and infrastructure and regulatory assessments to create a cohesive vision for Panther Island’s future. Our work offers a roadmap for a once-neglected, industrial section of the Trinity River to be transformed into a vibrant neighborhood with green spaces bustling with activity and opportunities for living, working, shopping, connecting, and playing.

 

The Panther Island Vision & Strategy, completed in March 2024, offers a renewed strategic vision and implementation strategy that centers on the design, planning, and big ideas for Panther Island. Encompassing streets, parcels, open spaces, buildings, water, and mobility systems, the vision proposes a district that prioritizes people. It takes into account the intricate relationship between land ownership, infrastructure, and market dynamics to outline an ambitious but realistic approach with strategies for phasing, public-private partnership, and governance. Guided by this work, public sector agencies have advanced infrastructure planning and construction, land use regulation updates, and developer engagement.

 

Explore:

Project Website

Vision & Strategy Summary

Strategic Vision Update

Real Estate, Economic Development, and Implementation Strategy

 

Press:

Updated Panther Island Strategic Vision Outlines a Generational Opportunity for Fort Worth

Fort Worth leaders reveal new roadmap for developing Panther Island. Where does it lead? — Fort Worth Report

Meet the firm guiding the future of Panther Island’s real estate strategy — Dallas Business Journal

Fort Worth Unveils Bold Riverfront Revitalization Plans for PantherIsland, Envisions Economic and Recreational Renaissance — hoodline

What will Fort Worth’s PantherIsland look like? Here’s what we know about new district — Fort Worth Star-Telegram

Fort Worth’s PantherIsland Set for Transformation, Public Parks, Housing and Economic Growth in Store — hoodline

Buffalo Bayou East Investment Framework and Master Plan

HR&A worked with Buffalo Bayou Partnership to develop a comprehensive investment framework and master plan for Buffalo Bayou East, a 260-acre waterfront transformation extending Houston’s celebrated greenway network four miles east of Downtown. Our strategic planning work created the foundation for securing a historic $100 million catalyst gift from the Kinder Foundation, which will leverage an additional $210 million in public and philanthropic funding to support the first decade of development and operations. 

The Buffalo Bayou Partnership sought to extend its success at the nationally recognized Buffalo Bayou Park eastward into Houston’s Second and Fifth Wards, communities that have been disconnected from their waterfront due to industrial use. HR&A created an Investment Framework Report that assessed existing conditions and established a clear vision based on principles of authenticity, connectivity, inclusiveness, and resilience. We identified specific open space and neighborhood redevelopment opportunities while developing long-term implementation strategies that would guide Buffalo Bayou Partnership’s eastward expansion and catalyze broader community revitalization. 

 

HR&A then managed the competitive selection process that brought on Michael Van Valkenburgh Associates to lead a world-class master planning team. We guided the entire master planning process, leading analysis and strategy development across real estate, funding, community engagement, and implementation planning to ensure the final blueprint would be both visionary and achievable. The resulting master plan’s credibility and strategic foundation directly contributed to securing the Kinder Foundation’s transformative commitment, positioning Buffalo Bayou East to become Houston’s next signature urban green space while driving economic opportunity in historically underserved neighborhoods. 

 

Explore:

A 10-Year Plan for Buffalo Bayou East 

 

Press:

Buffalo Bayou Partnership Announces Kinder Foundation’s $100M Catalyst Gift to Accelerate Buffalo Bayou East Master Plan 

What’s next for Buffalo Bayou? $10 million grant accelerates master plan’s 3 key projects 

 

Awards and Recognition

Buffalo Bayou East Master Plan Wins Urban Land Institute Houston Development of Distinction Award

CapMetro Equitable Transit-Oriented Development Plan

HR&A co-led a multidisciplinary team developing an equitable transit-oriented development (ETOD) strategy for CapMetro’s Project Connect, spanning 100+ station areas. Working with Austin Transit Partnership and the City of Austin, we created a comprehensive policy toolkit that minimizes displacement while maximizing economic opportunities for local residents and businesses.

Confronting the challenge of gentrification and displacement in rapidly growing Austin, HR&A conducted extensive research into national ETOD best practices and analyzed local market conditions across diverse station areas. Our team assessed the specific needs of different communities along the corridor, identifying varied challenges from affordable housing preservation to small business retention. This nuanced understanding allowed us to develop tailored recommendations responsive to each area’s unique context and development pressure.

 

The resulting ETOD Policy Toolkit delivers 46 strategies across five critical domains: affordable housing, small business support, workforce development, mobility enhancement, and urban design. By creating a station area typology system matched to specific policy prescriptions, HR&A equipped CapMetro with an implementation framework adaptable to varied neighborhood conditions. Throughout the process, we supported robust community engagement that directly shaped our recommendations, ensuring the final strategy reflects community priorities while advancing the Project Connect vision for equitable, transit-oriented growth.

 

Explore:

ETOD Policy Plan

Project Connect

 

Press:

From TOD to ETOD: Advancing equity in Austin’s Transit-Oriented Development

 

Awards and Recognition:

Council on Tall Buildings and Urban Habitat: 2024 Award of Excellence Winner: Equity, Diversity & Inclusion

American Planning Association Texas Chapter: Advancing Diversity and Social Change Award

Ending New York City’s Foster Care to Homelessness Pipeline

Thrust into New York City’s impossibly tight housing market, youth in and exiting foster care face extreme housing precarity and, too often, homelessness. HR&A is proud to support the Center for Fair Futures’ new report, Housing Justice for Young People Aging out of Foster Care in New York City, which lays out a five-year plan to provide 800 new homes for youth exiting foster care. The findings in this report present an opportunity for policymakers, service providers, and mission-driven investors to come together to prevent homelessness for a uniquely at-risk population.

National research has found that 31 to 46 percent of transition-aged foster youth had experienced homelessness at least once before they turned 26. In New York City, of the 429 youth who aged out of foster care in 2023, 31 percent had to stay in a foster or group home because they simply had no other housing options. 

 

HR&A was honored to design and implement the Fair Futures Housing Design Fellowship, through which we engaged six youth leaders who struggled to find housing after leaving foster care, shared information on affordable housing development in New York City, and supported the Fellows to articulate new quality standards that all housing for young people aging out of care should meet. 

 

Equipped with this youth-led definition of quality housing, HR&A modeled three opportunities to blend traditional, market-driven private investment with mission-motivated capital, generating returns of 4% – 6% for mission-aligned funders. Our research finds that through a mixture of private capital and policy change, there is a viable pathway to set aside – over five years – 800 homes for youth exiting the system, effectively ending the City’s foster care to homelessness and housing insecurity pipeline. 

 

Housing Justice for Young People Aging out of Foster Care in New York City articulates a clear policy and financing roadmap to dramatically curtail homelessness and housing insecurity among youth impacted by foster care. We are grateful to our partners The Center for Fair Futures, The Children’s Village, and Good River Partners, and to The Conrad N. Hilton Foundation for providing funding to support the project. 

 

Explore 

Read the Full Report: “Housing Justice for Young People Aging out of Foster Care in New York City” 

New Report Charts Vision to End New York City’s Foster Care to Homelessness Pipeline 

Youth Launch Bold Strategy to End NYC’s Foster Care to Homelessness Pipeline

 

Press

Wanted: Financing for quality housing for youth exiting foster care — ImpactAlpha

Young people are stuck longer in foster care because they can’t find housing, report says — Gothamist

Report Charts Vision to End NYC’s Foster Care to Homelessness Pipeline —Patch

Opinion: How 800 Homes in Desirable Communities Could Disrupt a System-to-Homelessness Pipeline — City Limits

Morning Headlines: Aged Out Foster Youth Struggle to Find Housing, City Delays Trash Zone Reform, and Wildfire Smoke Impacts Air Quality — WNYC

Initiative to secure permanent housing for adults aging out of foster care — Spectrum News NY1

Report Charts Path to Create Housing for NYC Youth Aging Out of Foster Care — Affordable Housing Finance