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Brick and mortar is dying in general in larger cities due to a bizarre quirk of landlords. Since real estate has gotten so expensive due to housing shortages, they expect brick and mortar to keep up... Except it can't, so rents get raised and shops go out of business, but landlords hold onto the empty boarded-up retail space expected even more rent and thinking they can hold out until the "right" retail customer comes in -- that never does.
Brick and mortar can only come back when there are vacancy laws banning boarded-up storefronts -- in that case landlords will be forced to lower their rents back to what the market can bear.
(This is also why landlords love short-term seasonal rentals where they know the tenant will leave quickly, for things like Halloween shops. In their mind it's a stopgap until their white horse business that can afford to pay their exorbitant rent arrives.)
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