Small Area Plan

City of Rochester

Rochester, MN



Downtown Waterfront S.E. Small Area Plan


The City of Rochester Minnesota is soliciting proposals from qualified consulting firms ("Consultant") to create a Small Area Plan for redevelopment of approximately 61 acres of land (called "redevelopment area"). Ownership of the redevelopment area is comprised of private property owners, of which the majority are actively participating in this process. Current and previous land uses within the area of redevelopment include big box retail, industrial food processing (dairy), surface parking, and transportation including a railroad spur as well as portions of public right of way and infrastructure. The redevelopment area is bounded by Broadway Avenue to the west and 3rd Avenue to the east, and 9 ½ Street to the south and 4th Street SE to the north. This corridor includes the future rapid transit circulator, now in early planning stages by the City, which utilize Broadway Ave. With this planned transit development, the project area is zoned TOD (Transit Oriented Development)- Corridor.

The redevelopment area is within the Destination Medical Center (DMC) District. The DMC initiative is one of the largest and most innovative economic development strategies ever undertaken in Minnesota. Its purpose is to secure Rochester's and Minnesota's status as a global medical destination now and in the future. It is anticipated that the DMC initiative will result in $5.6 billion in private investments in downtown Rochester. This includes investments by Mayo Clinic and other private investors, and $585 million in public funding for public infrastructure and transportation projects.

DMC is a major economic development initiative that is currently and will continue to drive significant new job growth and tax base for future generations. It will significantly increase and accelerate the demand for private development and public infrastructure in the market. DMC is estimated to grow the employment base in Rochester by 35,000– 45,000 jobs, and to more than double the visitation from Mayo Clinic patients/companions, as well as business travelers, convention/event-goers and other visitors to the City – particularly to the downtown core.

For the full list of plans and initiatives that should inform this small area plan, please see the RFP posted on Rochester's website:


This small area plan will guide the transformation of the redevelopment area from its current state to a future mixed-use neighborhood that will have both its own unique character as well as being authentically reflective of the city of Rochester and its southeast quadrant. Particular goals of this small area plan project include:

  • A vision for the redevelopment area that will establish general building forms and urban design standards consistent with the Transit Oriented Development (TOD) zone and provide a foundation for future policies, standards, and programs to bring the vision to reality. This vision should include potential project phasing for the redevelopment area.
  • Establishment of the layout for a multi-modal transportation system within both the redevelopment area and its connections to the larger influence area. The final plan should include the use of both pedestrian and bikeway facilities as illustrated in the Downtown Bike Plan.
  • Produce potential redevelopment street plan that includes consideration of a street pattern consistent with the block grid pattern of Southeast Rochester with connectivity to Broadway and 3rd Avenues on the west and east side respectively, as well as 9th Street on the south end. Consideration of and provisions for connected public open space, natural and cultural amenities including improved public access to the riverfront that complies with Corp of Engineers & Flood Control program for Rochester, additional public greenspace, public art, the potential reuse of historic structures and objects, and design concepts to appreciate the history of the redevelopment area.
  • A stormwater management strategy that incorporates low-impact design practices and green infrastructure while recognizing the need to develop synergies between individual developers and the City to achieve an integrated stormwater management system within the greater development. Evaluate parking needs and strategies for the area. The final plan should include a phasing strategy to reduce the number of surface parking spaces that are currently located within the redevelopment area.
  • Public engagement that involves the residence and businesses within and adjacent to the redevelopment area, informs the public throughout the process of vision for the redevelopment area, and further involves the general public with aspects of the plan relating to the larger influence area.
  • A Vision for a new neighborhood on currently underutilized property that builds off the energy of redevelopment activity in the heart of downtown Rochester. The neighborhood will integrate the new rapid transit circulator and compliment adjacent residential neighborhoods and public lands.
  • Incorporate the future transformation/reconstruction of the South Broadway Avenue corridor into a significant multi-modal gateway to downtown Rochester and the Destination Medical Center (DMC) Development District, consistent with the Broadway Avenue Corridor Study.
  • Incorporate Rapid Transit station locations and design consistent with the Downtown Circulator Transit Oriented Development Study, recently completed by SOM


The City of Rochester is the third largest city in the State of Minnesota with a population of over 117,000 and anticipated to grow by 50% over the next 20 years. Rochester is home to major employers including Mayo Clinic, the number one hospital in the United States which employs over 30,000 people, and IBM. The City's credit rating is AAA, and the City has a 2019 annual budget of $284 million. Rochester has been recognized as an All-American City; a Gold LEED certified City and is consistently recognized as one of America's most livable cities. The City has averaged 516 residential and commercial building permits the last 5 years with a value of $274 million per year. Over 3.5 million people visit Rochester each year from over 120 countries and there are 23 common languages spoken in our City.


The proposal shall include the following information and shall be organized in the manner specified below.

Letter of Transmittal

A cover letter signed by an authorized representative of the firm briefly outlining the firm's understanding of the work. The cover letter must contain a commitment to provide the services described and the name, address, telephone number, and email of the consultant's primary contact person. Please also include a summary of the firm's understanding of the project. Please submit one electronic copy of a proposal not to exceed 20 pages including appendices

Qualifications of firm(s)

  • List the names of the anticipated project manager and other key personnel associated with the project. A resume of their qualifications and experience should be attached along with the percentage of time each person is anticipated to devote to the project. The successful firm is expected to have a high level of familiarity with the proposed site and community.
  • Describe the name and location of any subconsulting firms that will be used by the firm. Please identify the approximate percentage of work that would be performed by each of these firms. Include the experience and qualifications of the subconsultant firm and their key personnel in working on similar projects.
  • Describe the experience of the firm in conducting projects. Include previous projects with similar budgets and deadlines and whether the firm met the established criteria. Examples of projects where the city was able to implement the small area plan.
  • Include a project list with contacts for all similar projects that have been completed in the past 3 years. Identify the key personnel who worked on the referenced project.
  • Discuss the firm's prior experience in working with a multi-stakeholder taskforce, particularly made up of city representatives as well as representatives from partner organizations, property owners and neighborhood residents or other public representatives.
  • Discuss the firm's ability to integrate this project into the firm's present workload.
  • Firms public engagement experience

Scope of Services

Please provide a proposed scope of services that addresses the following:

The City of Rochester, Minnesota is soliciting proposals from qualified consulting firms (Consultant) to provide a small area plan encompassing nearly 61 acres of land. Within this influence area is a redevelopment area, which will be the primary focus on the plan. The scope of services will include a plan with maps and illustrations of the opportunities for the redevelopment area and its relationship with the larger influence area.


  • The plan shall be in accordance with or further develop previously approved plans for this part of the City of Rochester or will provide reasons and methods for the divergence from these; DMC, Imagine Slatterly, TOD Studies, Bike/Ped Master Plan, Broadway Ave Corridor study
  • The plan will incorporate public access to the Zumbro River in a design compatible in nature and complementary to the natural and built environment, and consistent with Corp of Engineers standards and the City's Flood Control Program;
  • The plan will provide for physical connections to both existing and planned transportation elements within the influence area;
  • The plan will include opportunities for a mix of land use, connected parks and public spaces, heritage preservation and public art

Deliverables, including but not limited to:

  • A final plan in either a document or other usable format available to easily share with the public, existing and future stakeholders
  • Maps, diagrams, and illustrations that show how the identified goals for the project will be met by the City, property owners and stakeholders
  • Alternative policies, ordinances, programs and other strategies to bring the vision to fruition
  • Public engagement plan outlining how residence and property owners will be involved in the planning process, and how the larger Rochester community will be informed throughout the process. This should include a plan for public engagement activities including but not limited to open houses, site visits, public meetings, etc. Please include firms experience working with multi-stakeholder taskforces. At a minimum, it is expect that the consultant will:
  • Prepare a draft and final report summarizing the process and strategies for public involvement.
  • Track public comments and responses and provide to the City throughout the duration of the project up to and including post-completion.
  • Ensure all materials are online-compatible, ADA accessible, and composed using common language and terminology.
  • Prepare and provide logistical support, including associated fees, for all public meetings.
  • Provide translation services when needed at public meetings and translation of some written materials for public consumption.
  • GIS Mapping data/files in ESRI format, map documents in ArcMap or ArcPro format
  • Outline proposed process to go from multiple concepts to a final plan.

Proposed Project Schedule

The budget is currently anticipated to be $90,000, however, the budget is not the sole consideration. Emphasis will be place upon selecting a qualified firm who delivers an innovative and visionary proposal. Provide a project schedule outlining the time period and estimated completion date of the proposed scope of work for design services and a separate schedule for construction administration services. This should include a schedule for and description of all deliverable products throughout the period for design services. Please include price and recommendation of additional services or products that your firm would recommend as part of this process.

Fees and Compensation

Provide a proposed cost plus expenses budget for completion of the scope of services with cost breakdowns by scope element. Quotation of fees and compensation shall remain firm for a period of at least 90 days from the proposal submission deadline. Please provide the proposed cost for each budget under separate cover.


An electronic copy shall be received in Community Development Department, 4001 West River Parkway NW, Rochester, MN 55904 by 4:30 p.m. CST Monday, April 27, 2020.

Submittals shall not exceed 20 pages of 8 ½ X 11" sized paper inclusive of the team members, sample projects, and response to scope, schedule, and additional information desired to present


Proposals will be screened to ensure they meet the minimum requirements of the proposal format. A selection committee will evaluate qualifying proposals. Factors to be considered include:

  • Qualifications, sample projects, and experience of firm and any subconsultants;
  • Qualifications and experience of the principal consulting staff and of subconsulting staff who will work on the project;
  • Understanding of project scope and level of interest;
  • Approach to completing scope of services including creativity and problem solving;
  • Responsiveness and compatibility between consultants and the City;
  • A demonstrated clear understanding of the project site, surrounding neighborhood and community;
  • Proposed cost to complete project; and
  • Engagement/Communication Strategy
  • Deliverable product
  • Schedule, implementation, and phasing plan

Questions regarding this RFP should be directed to Cindy Steinhauser at 507-328-2015 telephone or

Request Type
Monday, April 27, 2020