Portsmouth rebirth requires full focus

Over the years, consultants have produced so many "visions" for revitalizing American downtowns that a full-scale replica of a revitalized downtown probably could be constructed using all the dusty, yellowed reports they've produced.

That's not to say the studies - such as the draft "Destination Portsmouth" plans recently presented to city officials - are futile exercises. Virginia, North Carolina and other states boast cities large and small that have used such advice to revive their downtowns and create jobs, an expanded tax base and a higher quality of life for residents.

But success hinges on the commitment to follow through on those suggestions and to reject low-quality developments that promise quick tax revenue but undermine the long-term strategy.

In Portsmouth, revitalization plans draw upon a familiar formula - reaching into the past and recreating the 18th-century vision of the city's founder, Col. William Crawford, who laid out a design mixing residential, retail and office uses.

As The Pilot's Jen McCaffery reported Monday, the city's consultants concluded the downtown and waterfront areas don't have enough residents yet to support a vibrant retail center.

The people are downtown, or nearby, during the day - but they leave at night. According to the study, about 58,000 work at the Norfolk Naval Shipyard, Portsmouth Naval Medical Center, downtown Portsmouth and downtown Norfolk. But only 1 percent actually live in downtown Portsmouth. Not all of those workers would be drawn to a downtown lifestyle, of course, but a consultant's study indicates that adding roughly 2,000 households to the core would jump-start economic activity.

"Downtown Norfolk's renaissance shows that a demand exists in the region for an urban lifestyle that offers a variety of dining and shopping options, entertainment, visitor attractions, and the streetscape and density that support vibrant street life appealing to a diversity of people," said the market study by Bay Area Economics.

Portsmouth's strength, the consultants point out, is that it offers a quieter atmosphere than Norfolk and a substantial stock of historic buildings in generally good condition.

In today's down economy, every city is having trouble attracting investors. But Portsmouth officials can prepare for better days by ensuring that the necessary zoning and other regulations are in place when the recovery begins.

A few aspects of the plans are particularly worthy of attention. Before approving or encouraging retail projects outside downtown, the city and its business leaders should focus on lowering the 40 percent vacancy rate on High Street between the waterfront and Effingham Street.

The consultants suggest broadening the mix of downtown offerings beyond restaurants and antiques stores. Both have a big role in drawing visitors, but other cities have found it hard to sustain activity if the offerings are too narrow.

City officials and building owners also need to look for ways to turn the floors above downtown's shops into apartments and, where possible, office space. An around-the-clock presence bolsters economic activity and discourages crime, among other things.

For years, Portsmouth has struggled financially, and its rebirth has been hindered in part by political squabbling. But the city has a historic downtown and a waterfront that many municipal leaders around the country would love to have. There's tremendous potential in Portmouth - if officials remain focused on the destination.