The recent post comparing Buffalo’s Main Place Mall to the Nicollet Mall in Minneapolis led to a great dialogue over the future of our downtown pedestrian mall. Main Street has traditionally, and will continue to symbolize downtown Buffalo. Now, with $50 million available for Main Street’s revival, it is critical that the right decisions be made about its future.
Almost as long as I can remember, people have been floating the idea of reintroducing traffic to Main Street. While the effects of the Pedestrian Mall on Main Street can and should be debated, I am not aware of any recent, credible studies suggesting that the reintroduction of traffic would reinvigorate the commercial vitality of Main Street Buffalo, especially without significant room for additional on or off street parking. Unfortunately, it appears that Mayor Brown’s administration will follow in the footsteps of Mayors Sedita, Griffin and Masiello; grasping at unproven silver bullet solutions without exploring alternative solutions.
Many of the comparisons I make are to the City of Minneapolis. Some of the reasons are obvious, like the fact that I currently live here. However, I believe Minneapolis provides a good comparison for several reasons:
- The demographics of the two cities were remarkably similar through most of the 20th century. It has been over the last 25 years or so that the cities have taken two drastically different courses.
- Both cities have similar winters. Protecting individuals from the elements during the winter months is crucial to developing a 24/7/365 downtown atmosphere. Minneapolis has done a remarkable job of this, primarily though their skyway system and dependable mass transit.
- The Pedestrian Malls of both cities were implemented on major thoroughfares, Main Street in downtown Buffalo and Nicollet Avenue in Minneapolis. Both pedestrian malls continue to reflect the economic realities of their respective cities.
With approximately $50 million available to improve conditions along Main Street, I believe there are several, more common sense solutions that could be implemented rather than a full scale reintroduction of vehicular traffic. Priorities should include reconnecting areas on the eastern and western sides of Main Street by restoring key thoroughfares of the original street grid, improving the green space aspects of the street, encouraging high scale residential development and greater retail opportunities.
Here are just a few alternatives for the $50 million:
- Reopen Mohawk Street between Pearl and Ellicott. This could be completed relatively quickly as there are no structures along Main Street that would obstruct this development. This would provide several additional on-street parking spots and improve access to the existing parking garage at Washington and Mohawk Streets.
- Begin a dialogue with the Main Place Mall ownership group around re-opening Eagle Street. The idea would be to essentially divide the mall into two separate structures (through incentives) that could serve as smaller, courtyard style shopping destinations with frontage along both Main Street and a newly reopened Eagle Street. The two structures could still be connected through an overhead walkway and the newly reopened Eagle Street would allow traffic to flow across Main Street from Ellicott to S. Elmwood. This could also make the AM&As property more attractive to potential investors.
- Remove the existing, outdated Metro Rail Stations and replace them with up-to-date ones that will protect waiting passengers from inclimate weather. Bus stations along the Nicollet Mall in Minneapolis (see picture) provide a good example of what could work in Buffalo. Smaller circular glass structures that include overhead heating would not only be more beneficial to riders, but improve sight lines to existing storefronts and allow for a more “open” feel to the street
- Increase green space throughout the mall by installing additional trees, bushes, flowers and fountains. Renovation of the parkway between North and South Division Streets would also be included, along with new signage throughout the corridor
- Provide incentives to potential retail outlets interested in locating downtown. Ideally, the city could lure one large retailer, such as a Target, and use smaller incentives to lure supporting retail to the area.
In addition, a feasibility study should be started to examine implementing a skyway system throughout the downtown/Main Street core. Some of the required infrastructure is already in place (Rath Building – Main Place Mall/Liberty Building- AM&As structure / Hyatt – Convention Center) and additional walkways could be added as development progressed. This would require quite a bit of cooperation among the various building owners and managers, but could be the best way to foster a strong retail core without sacrificing the urban environment.
Another major, long-term priority should be reopening a dialogue with the University of Buffalo and the Town of Amherst about expanding light rail service to North Campus. While there undoubtedly will be nay-sayers on this issue, it would provide direct-easy access to downtown for tens of thousands of UB students. It would also allow residents of Western New York’s largest municipality (outside of Buffalo) direct, easy access. Funding for such an expansion would need to be secured from several sources, but one area is UB’s transportation fee that it charges to students each semester. Much of the fee currently funds buses that run between the North and South campuses, which could be eliminated with the completion of this expansion. While there are many details to work out with such a proposal, the time may be right to reignite this discussion. With UB’s 2020 Plan shaping up, and President Simpson’s commitment to the City of Buffalo and expanding the downtown campus, easy access between the three campuses is crucial and fits with the school’s place as an economic engine for the region.
While some of the ideas listed here are more feasible than others, I believe that they, along with other alternatives deserve serious study and consideration. The full potential of Main Street can only be realized through a comprehensive plan that includes greater residential and commercial development in an environment that is conducive to all forms of traffic. If we act too hastily and move ahead with the long-term, disruptive construction project of reintroducing traffic, it could very well end up being the next great mistake that our community debates for the next twenty five years.