MnDOT is exploring the development of freeway “lids” at key locations on I-94 in the Twin Cities. To analyze the potential for private-sector investment and determine what steps might be needed to make lid projects a reality, MnDOT invited the Urban Land Institute (ULI) MN to conduct a Technical Assistance Panel with real estate experts and other specialists. The U’s Metropolitan Design Center (MDC) provided background and research for the panel.
A lid, also known as a cap or land bridge, is a structure built over a freeway trench to connect areas on either side. Lids may also support green space and development above the roadway and along adjacent embankments. Although lidding is not a new concept, it is gaining national attention as a way to restore communities damaged when freeways were first built in the 1960s.
According to MnDOT, roughly half of the 145 bridges on I-94 between the east side of Saint Paul and the north side of Minneapolis need work within the next 15 years. A shorter window applies in the area around the capitol to as far west as MN-280. In anticipation of the effort to rebuild so much infrastructure, the department wanted a deeper understanding of how attractive freeway lids and their surrounding areas would be to private developers and whether the investment they would attract would generate sufficient revenue to pay for them.
The three-day panel session was designed to consider the I-94 corridor and study three specific areas: the I-35W/Minneapolis Central Business District, historic Rondo Avenue in Saint Paul, and Fairview Park in North Minneapolis. It also included a “lightning round” for high-level observations of five other sites.
Mic Johnson, senior fellow with MDC, provided background about lidding and shared successful examples from around the country at the panel kick-off dinner. MDC has analyzed a wide range of freeway lid structures and identified seven basic lid typologies. “These typologies provide broad thematic guidance for thinking about what features best serve a location,” Johnson says.
The briefing book provided to panelists included detailed research by MDC about the economic opportunities of the area’s freeway lids. MDC also created four appendices (projects, case studies, prototypical lid diagrams, and health and economic value) for the panel final report.
MDC has been involved in lid-related activities for several years. Students participating in an Urban Design Studio course in fall 2013 taught by Johnson conducted an extensive analysis of the I-35W/Minneapolis area and created an architectural model of a lid connecting the U of M’s West Bank to Downtown East. Their model was displayed at the IDS Center.
MnDOT Commissioner Charlie Zelle requested that ULI MN convene the panel as part of the larger “Rethinking I-94” project, which is developing a vision for the corridor through a comprehensive public involvement process. “Lid projects are one way being considered that could reconnect neighborhoods such as Rondo that were divided by freeways in the 1960s,” Zelle says. The Rondo neighborhood was also featured in the USDOT’s Every Place Counts Design Challenge in July.
As part of its report to MnDOT, the panel concluded that private-sector development would not pay for the lids directly, but lids would create development interest that could generate significant long-term revenue to pay for lid maintenance, programming, and other amenities.
To build momentum and create an identity for lid projects, the panel also recommended that the area’s lids be considered as a whole under a single banner, not as separate projects, as part of a rebranded vision called the Healthy Communities Initiative. The final report is available on the ULI MN website.
(Adapted from the ULI MN report: Healthy Communities Initiative, Nov. 2016.)