First, it’s important to examine what Target typically does in the Milwaukee area, as this should present a good indication of what they would likely do downtown if there were no restrictions.  The three Target’s nearest to downtown are on Miller Park Way, South 27th Street, and Chase Avenue. None are urban in form, in their locations they’re the standard suburban big box retail. The parking lots are the same size of the stores themselves, clearly not something fit for downtown.

South 27th Street, Miller Park Way, and Chase Avenue Targets.

Next, it’s worth looking at what Target has done in other urban locations to give an indication of what the Target-loving urbanist might aspire for Target to build in Milwaukee. To-date Target has always focused on building stores that were at least 125,000 square feet in size, but they recently unveiled the “CityTarget” concept of slightly smaller stores (60,000 to 100,000 square feet) for urban neighborhoods. Unfortunately no detailed plans are available for review of any of the proposed CityTarget’s. But it is worth looking at what has been built though, including stores in Chicago, Seattle, Stamford, Minneapolis, and St. Louis.

Chicago has an urban target located in the South Loop neighborhood. It is blocks from two rapid transit stops, on a bus line, walkable by design, surrounded by develop-able land, and contains no surface parking. It appears remarkably urban given that much of the land around is underdeveloped to-date. It is well-located for the future as the blank walls on the back of the building abut the railroad tracks.

Seattle has a Target located across the street from Northgate Mall. It is connected with a Best Buy and shares a parking garage with the electronics store. It is more walkable, but is surrounded by surface parking on an adjacent parking lot. Other retail spaces are part of the two buildings, making the facility a larger demand generator. UrbanReviewSTL has a good write-up on the development.The space appears more attractive at street-level.

Target built an urban store in Stamford, CT. It is in a multi-story, pedestrian-friendly building that includes an attached parking deck. It is connected to a number of other retail outlets. The building is big and box like, but delivers a far more urban big box store than Target typically builds.

The Target in this aerial view is the building with the round corner. It is walkable, incredibly urban and transit acessible, and located in the core of downtown Minneapolis. It is an outlier though because it is connected to the Target headquarters.

This is a new Target in St. Louis. It is a couple miles from downtown, and located in the heart of a residential neighborhood. It is more urban than the Schucks supermarket across the street, but is still quite suburban in nature. It is setback from the street quite a distant, and features a fair amount of surface parking. It's better than any Target currently in Milwaukee, but not urban enough in design to fit within the character of downtown Milwaukee.

Given a choice between all of the presented targets, it seems clear that the downtown Minneapolis best integrates with the urban fabric it occupies. Would Target build that urban of a store in Milwaukee though? It seems unlikely at this point. If Milwaukee is to land a Target, it would seem best to aspire for the Chicago and Seattle examples, while avoiding the not-quite-suburban-or-urban nature of the new St. Louis Target.

Landing a mixed-use Target with a housing or office component would be the holy grail of urban big-box development, and could theoretically be placed on any vacant parcel as a long-term demand generator. The mix of uses would prevent the building from becoming a black hole in the urban fabric at its off-hours.

For a Target to locate in the Park East, as Bruce Westling has proposed, it would need to be a pedestrian-friendly, multi-story building to comply with the Park East Redevelopment Plan. A Target in the Park East is an idea worth supporting, but only if it is a mixed-use building and works to eliminate the blank walls that plague big box stores. While the Park East Redevelopment Plan is about to be amended for the creation of the MSOE Parking Structure, it would be foolish to further amend it to allow a big-box store to be constructed adjacent to proposed parking structure that did not comply with the design guidelines of the plan.

A mixed-use Target faces an uphill battle though because of the currently diminished strength of Milwaukee’s downtown condominium, office, and retail markets. Furthermore there are a number of vacant parcels available for development. Putting together a mixed-use building for Target is going to be complex, and it seems unlikely that any developer would go through with it if they didn’t have to. RSC & Associates had discussions with Target about locating in a mixed-use development in their Park East parcel, but their parcel remains closer to an urban farm than a mixed-use building (with no public indications of that changing anytime soon). A proposal by Ghazi Company for 4th and Wisconsin could have included a large retail anchor as well, but that was a victim of the economic downturn.

If Milwaukee gets a Target downtown in the near future, it’s likely going to come in the form of a single-use building.

Where would a single-use Target fit well? Given that it would likely have a number of blank walls, and not-be a 24 hour demand generator it makes the most since to put it on the fringe of downtown where it would abut another blank wall. It would work even better if it could take advantage of existing parking assets. Given those constraints, a single-use building to house Target (or even Wal-Mart which is rolling out smaller urban stores itself) would best fit near Interstate 794 in Westown.

If Target were to locate on any of the surface lots near Interstate 794, it could be connected to Grand Avenue to breathe new life into the facility and share the parking garage.

The potential store should still be designed in a pedestrian-friendly nature for the sides of the building away from the Interstate or an alley, but allowing the building to have a few largely blank walls would reduce design costs and constraints making it more likely to actually happen should Target or another big-box retailer decide to open here.

A Target would be a welcome addition to downtown Milwaukee, but only in the right-form or location.

Cincinnati's Planned Freeway Cap Park

For cost reasons, it’s most efficient to cover a trenched freeway rather than to replace an elevated freeway with a tunnel (as Boston did). In Dallas construction of a five-acre park over a trenched freeway (Woodall Rodgers Freeway) will connect downtown Dallas with the thriving Uptown neighborhood. The connection will be further enhanced with the expansion of the M-Line Streetcar through the park.

In 1976 Seattle completed Freeway Park, a 5.2 acre park that covered part of their newly completed freeway. The park has recently been reinvented following a 2002 murder and a number of other crimes. The park is adjacent to the city’s convention center in the heart of the city. Phoenix has a tunneled Interstate 10 and built a park on top (Margaret T. Hance Park).

A number of other cities have plans in place to cap freeways. Cincinnati has pilings in place to build a park over Fort Washington Way that would connect downtown with their redeveloping riverfront (UrbanCincy review of the proposal). The Los Angeles area has a number of plans in various states of completion to cap freeways everywhere from downtown to Hollywood. Oak Park, IL has studied capping the Eisenhower Expressway. St. Louis has a design competition underway to redevelop the grounds around the Gateway Arch, with a number of the designers recommending capping the freeway, and the City to River movement recommending replacing the freeway with a boulevard.

A Freeway Cap Park in Milwaukee

A cap over Interstate 43? It's an idea that's happening elsewhere in the country.

How could a freeway cap be utilized in Milwaukee? The most logical spot to build one is north of the Marquette Interchange over Interstate 43 connecting Westown and Avenues West. It could stretch as far north as the Winnebago Street bridge.

The benefits? A freeway cap park would finally make Marquette University feel like it’s part of downtown, instead of just outside of it. This might cause future Marquette student housing (be it built by the university or private interests) to be built in Westown. If the park cap was built far enough north, it’s possible that The Brewery redevelopment might cause a positive spillover effect onto the neighborhood west of it that’s currently underutilized. It also may encourage may infill development in the eastern portions of Avenues West as the park would eliminate the gorge that currently separates the neighborhood from downtown.

Taking the pessimistic viewpoint, a Interstate 43 freeway cap park might not produce much benefit for a number of reasons though. For one, they’re really expensive  to build (~$500 square-foot) so the city would need to recoup a lot of value from new development. Unfortunately, despite the park likely being an attractive space, there isn’t a whole lot of land for development in the area. The Milwaukee County Courthouse consumes much of the east side I-43 as it traverses downtown, drastically limiting the amount of higher value land for redevelopment. The land that isn’t the Courthouse east of the freeway is park land that is already underutilized that likely couldn’t be redeveloped because of it’s proximity to the courthouse.

On the west side of I-43 there is likewise a shortage of land for redevelopment. Aurora Sinai Medical Center occupies most of the land. The parcel north of the medical center that could be redeveloped is unfortunately located just across the potential park from the Milwaukee Secure Detention Facility (more commonly, “the jail”) handicapping it’s value.

Outside of the area where the capped park could be built, there is likely too much available land in downtown Milwaukee over the next 10 years to effectively return value on the park. The Park East Freeway removal has left a lot of land in county hands, which they’ve been unsuccessful in selling. The Milwaukee Intermodal Station has generated more demand in that area, along with the planned Milwaukee Streetcar and potential Post Office relocation, that’s a lot of land that is set to become available soon. The recently unveiled Downtown Plan also plans for more development near the lakefront and redeveloping MacArthur Square to include potential development sites.

There would be a large amount of value to be captured if the elevated Interstate 794 was to be removed or lowered east of the river, but the lack of political will to do anything other than redeck the Hoan Bridge appears to have doomed any discussion of that issue.

Cities like Dallas and Cincinnati seem poised to capture a lot of value with the cap parks, but they’re using them to connect two thriving neighborhoods. Avenues West, despite a highly laudable continued series of investments by Marquette is not as strong as Uptown in Dallas. Avenues West and Westown will be stronger in the future, and at that point there will be more value to capture with a park to bridge the gap, but until then it would be wise for the focus to be on infill development.

While there are benefits to building the freeway cap park, ultimately Milwaukee is best to invest elsewhere at this time. Building a freeway cap park will likely someday be a good idea, but it doesn’t seem economically feasible in the next 10 to 20 years. Investing and improving connection tools (the Streetcar, the Riverwalk) as well as generating more infill development in the areas outlined by the Downtown Plan appear to be the most promising way for the city to generate a solid return-on-investment with new development.

Portland

Portland has led the way with transit infrastructure in the U.S.  For example, it was the first U.S. city to bring modern streetcars to it’s streets.

Seattle

The 2.6 mile Seattle South Lake Union Streetcar line started service in December 2007, and exceeded its first year ridership estimates three months ahead of schedule.

Vancouver

Vancouver is currently running these Bombardier Flexity streetcars as a demonstration project.

Melbourne

Reportedly, the largest tram network in the world, consisting of 152 miles of track, at least 500 trams, 28 routes, and 1,800 transit stops.

Amsterdam

Amsterdam runs a variety of trams including the 100% low-floor Siemens Combino trams.

Prague

This isn’t the everyday service in Prague, but it sure looks like a fun way to ride the streetcar.

These are just a handful of the numerous systems operating around the world, hopefully soon Milwaukee will be added to this list.

Improving this section of Broadway will not only improve connectivity for pedestrians, but automobiles as well. The first improvement to this block should be to make it a two-way street all the way into the Third Ward. This will immediately bring new traffic on to the street which will help to make it more desirable location for retail business. The second and more infrastructure intensive improvement would be to remove a travel lane to create a center island with street trees. Now this may on the surface seem like a radical change but it really isn’t all that different from what is seen on the other side of I-794. Further, by placing the trees in the center as opposed to in the more common location of the sidewalks, it will create a environment different than other blocks in East Town. This island would narrow the streets and create a visual appearance that encourages drivers to slow down. The reduced speeds and improved appearance would create a safer more enjoyable environment for pedestrians, which again would encourage more retail activity. Finally, as the trees mature they would act as a screen partially blocking out views of I-794, once again enhancing the appeal of the entire area. The combination of reducing lanes, creating the island, and making the street two-ways through to the Third Ward could help spark the redevelopment of this part of downtown Milwaukee.

Of course beyond completing this street additional measures such as a TIF may be required to encourage the redevelopment of surface lots that border Broadway between Michigan St. and I-794, but the street improvements would play a significant role in bringing retail back to Broadway.

To get an idea of what this change could look like, I’ve included a small gallery of photos of the Pioneer Square area of Seattle, WA as well as photos of the current shape of Broadway in Milwaukee.

To learn more about what may soon be coming to Milwaukee check out the video below: (If you have trouble viewing this video you can also see it on streetfilms)

Maybe in a few years we could have events like TRAMix. Check out the video below:

The Twin Cities are heading into a budget deficit for transit operations that could result in fare hikes, it appears the mixed-mode (detailed in the article) funding source for transit is failing.  Ironically, it appears largely due to declining auto sales.  On the plus side though, things are moving ahead on the Northstar commuter rail line into Minneapolis.  The Twin Cities continue to impress with their vision of a true intermodal system.  They have light-rail connecting the Mall of America, the airport, and downtown Minneapolis, an expansive bus system, commuter rail under construction to connect northwest suburbs, and a proposed light rail line to link downtown St. Paul with downtown Minneapolis.  The new baseball stadium is even logically located at a hub on this network.

In Montana, they want to expand Empire Builder service using stimulus funds and start manufacturing more rail equipment there.  Probably not the best idea, the money would be better spent relocating Montana residents to more urban centers, expanding manufacturing capacity in those centers, and growing inter-city rail between nearby major cities.  Long-haul Amtrak routes are plagued by delays, are less cost-efficient, and don’t generate the kind of positive goodwill that the Hiawatha between Milwaukee and Chicago does.

All that said, rail service in Montana is a good idea (provided it connects population centers).  But the most important thing is that we build the most cost-effective routes first to generate momentum going forward (and one would guess they’re not in Montana, with a state population about the same as Milwaukee County).  That momentum will help reorient the country to using rail as a substitute for short-flights and inter-city driving.

In New York City weird things happen when street lights go out, traffic gets calmer.  Perhaps something more intersections in Milwaukee could use.

Also in New York City a coalition wants to tear down the Sheridan Expressway.  It’s recently been labeled “the worst highway in the nation.“  If they tear it down, hopefully they get the land deal structured better than we did in Milwaukee.

If you’re looking for a good article on cross-country train travel, GOOD Magazine has a great feature piece.  Please note the difference between inter-city rail, and cross-country, long-haul travel.

Seattle is struggling through potential transit cuts due to sales tax collection reductions.  This same problem has been rearing its head in other cities.  There hasn’t been much data that I’ve come across that indicates if these systems pushed too hard on the tax as a funding source (and didn’t leave enough in a rainy day fund), or if something else is at work.  What is known is that its the opposite of what we have seen here in Milwaukee, with collections rising despite the economy faltering.  Are people in the Midwest simply traveling less?  I’ll follow up on this in a future article.

In other news, maybe there is hope for Janesville, WI.  A former GM town in Indiana appears to be on the rebound.  I still think the best bet is to relocate the people to our urban cores, and not for the state to throw dollar after dollar into the dying city itself.

• Seattle mayor Greg Nickels is working on a plan that will encourage all city employees to use public transportation, by giving the free transit passes.  Milwaukee should get behind this.
• The Daily Reporter has a good look at the issues affecting the 27th Street ramp off of Interstate 94.
• Thrivent Financial for Lutherans has made a significant donation to promote the improvement of the Harambee neighborhood.  It would be great to see more companies jump on board to help the process along.
• Neal Peirce has a piece on the rebirth of rail as a well-traveled mode for inter-city movement.  He mentions how a leader is Frank Busalacchi, who ironically has been nothing but car happy in the past couple of years (failure of KRM funding source, expansion of I-94).
  • But state initiatives are also vital. Wisconsin Transportation Secretary Frank Busalacchi heads the "States for Passenger Rail Coalition" of 30 state transportation departments appealing for an 80-20 federal-state funding split to put some real steam behind rail expansion.
• The National Corridors Initiative is hosting a conference, "Carmichael Conference On The Future of American Transportation", in St. Louis discussing the promotion and expansion of inter-city rail travel in the United States.  I won’t be able to attend because of financial reasons (if you have $300 to pay for the conference and hotel, let me know), but look forward to seeing the results.  Inter-city transit is a huge boost for urban areas and Milwaukee could certainly use a boost with more linking with nearby Madison, Green Bay, Kenosha, and Racine.
• The Milwaukee Public Library system will no longer transfer movies, television shows, or music CDs around the system and to the suburban libraries in a move that will cut costs and allow the system to be open longer.  I would like to see the system only transfer the media within Milwaukee and not to the suburbs, as I think it gives more access for the people of Milwaukee, especially those that benefit from the free resources of the library most.  Unfortunately, the system has decided to go with an all or nothing route.  I am glad that they chose this route over closing the library earlier though, as I think libraries having longer hours are a great way to deter juvenile crime.
• An intelligent look at how individual route management might work in New York City and does work in Copenhagen.  MCTS could use something like this for areas of its system to improve service.  Bus design and management should certainly be different for routes that serve UWM and Marquette vs those that serve primarily the workforce.