IKEA should not be by the riverfront but maybe Newark by 273 near where the old Sears outlet in that mini industrial area.
You want more foot traffick get better public transportation for the entire state. I grew up riding the bus including the 1st couple of years in college. In San Francisco where I lived all high school and middle school students rode the city bus to school. Definitely can’t miss school for the day if the city bus rides by the school🙄🙄🙄. Also look at the carbon footprint you can decrease by having better public transportation. Give commuters perks for riding the bus and having better public transportation means more jobs all around. From drivers, mechanics, janitorial, front office workers to malls hiring more people to work because more people are working so it means more money to be spent. Plus people without their DL won’t risk driving if they have reliable transportation to get to work. This is the true cycle of the dollar, start the buses at 4:30-5:00am-1:00am in the morning. Run them every 30min during commute time, just little things like this add so much more value to an area. And you must expand into Maryland, if they don’t want the money that’s on them but it would allow more people more opportunities in life. Even after I bought a car I still walked to SFSU for my classes down the street from my house and caught the bus to work.