F.19.

RIVERFRONT (SMALL) AREA PLAN*

Rochester, MN
*“Make no small plans”
(A spin on Daniel Burham’s famous quote).

Proposal
August 17, 2021
Submitted by:
Gamble Associates

In collaboration with:
SWA Group
NEOO Partners
Omloop Design Image: Google Earth
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City of Rochester | Riverfront Small Area Plan RFP

Cover Letter
August 17, 2021
RE: Riverfront Small Area Plan RFP
Jaymi Wilson
City of Rochester
201 4th St SE #266, Rochester, MN 55904

Dear Ms. Jaymi Wilson,

Along a waterfront the aura of a city resides, and Rochester is blessed with the Zumbro waterfront winding through its downtown core. After a
national economic malaise as a result of the pandemic, many urbanized areas are witnessing pockets of robust economic activity not seen in
generations as more and more people recognize the need for enhanced connections to open spaces, outdoor dining and trails. The timing is right for
the city and its project partners to focus on improvements in this area that enhance Rochester’s relationship with its river edge in compelling and
economically viable ways.

Gamble Associates is pleased to submit this response to the Riverfront Area Plan. We removed the word “Small” from the title of Area Plan not
because the site is large — it actually is quite intimate — but rather because an investment of this magnitude for downtown Rochester will
be immense. Regardless of whether the redevelopment of this site will yield a great deal more publicly accessible open space, significant new
buildings or a delicate balance of both, the impact on surrounding properties is certain to be catalytic. There will be a spectrum of alternatives
needed to test your community’s capacity for change, and we are looking forward to the co-design process you have established to facilitate the
dialogue and help the community balance the trade-offs.

Working at the intersection of urban revitalization and waterfront development — which is precisely the type of work we do — the effort demands
an interdisciplinary team that thinks across scales and can see synergies between fields. We have therefore partnered with SWA Group, colleagues
in landscape architecture and planning, NEOO Partners, who will facilitate community engagement and test the market capacity, and Omloop, a
signage and wayfinding practice which has helped many communities capture and celebrate their unique character. Together, we would be delighted
to work in partnership with you to move from planning to implementation.

Sincerely,

David Gamble, AIA AICP LEED AP

david@gambleassoc.com
Principal, Gamble Associates
Lecturer, Harvard Graduate School of Design

Gamble Associates LLC

678 Massachusetts Avenue, Suite 502
Cambridge, MA 02139
Tel: (617) 292-9912

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Team
NEOO
Our team is a collection of nimble, multi-disciplinary Economic Development &
Community Engagement
practices. We select our projects carefully. We Gamble
devote our full consideration to the few projects that Associates omloop
Wayfinding
we work on at any one time. This assures frequent Planning & Urban Design
SWA
communication with the client and stakeholders
Group
throughout the planning and urban design process. Landscape Arch. & Planning

Gamble Associates - Team Lead, Planning, and Urban Design

Percentage of work performed: 40%
Based in: Cambridge, MA
Website: https://www.gambleassoc.com/

Gamble Associates is an integrated architecture, urban design and

planning firm based on New England that focuses on the revitalization
of urban centers. As both architects and urban planners, we have Partner in charge: Project Manager: Project Designer:
developed a specialization in urban design with a particular focus in David Gamble James Carrico Antonia Medina Abell
three areas: waterfronts and urban centers, institutional planning, and AIA, AICP, LEED AP Architect & Planner Urban Designer
neighborhood revitalization. With a wide range of project experience
in Midwest and Northeast that spans planning to implementation,
Gamble Associates is especially excited this opportunity in Downtown
Rochester, having worked with Rochester Community Development
Director Cindy Steinhauser while in Frankfort, KY.

SWA GROUP - Landscape Architecture & Planning

Percentage of work performed: 25%
Based in: Laguna Beach, CA
Website: https://www.swagroup.com/

For over 60 years, SWA Group has been recognized

as design leaders in the fields of landscape
architecture, planning and urban design. Despite being one of the Partner in charge: Project Manager:
largest firms of its type, SWA is organized into smaller studio-based Andrew Watkins Daniel Dobson
offices that enhance creativity and client responsiveness. In addition AIA, AICP, ASLA, ASLA
to bringing strong aesthetic, functional, and social design ideas to our LEED AP
projects, SWA is committed to integrating principles of environmental
sustainability. At the core of their work is a passion for imaginative,
solution-oriented design that adds value to land, buildings, cities,
regions, and to people’s lives. 2
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Team
NEOO PARTNERS - Economic Development & Community Engagement
Percentage of work performed: 25%
Based in: St. Paul, MN
Website: https://www.neoopartners.com/

NEOO Development., is a national creative urban planning, place-

keeping and real estate advisory firm for small to medium sized
businesses, non-profit organizations, and local units of government. Project Lead - Project Lead -
A core belief in the NEOO Way is developing generative results when Economic Development: Engagement:
addressing the pressing challenges facing urban-built environments. D’Angelos Svenkeson Denetrick Powers
This approach has delivered thoughtful yet human-centered solutions
for clients, such as Ramsey County by cultivating sustainable
relationships in community and by layering quantitative data with
the qualitative experiences of residents, business, and stakeholder
organizations. NEOO has performed community engagement work for
local governments and planning agencies such as Ramsey County,
Hennepin County and Metro Transit, as well as market research
and feasibility studies for a diversity of clients including the City
of Brooklyn Center, the McKnight foundation, and MniSota Fund.
Currently, NEOO is working on over 100+ acres of master planned
development in Minnesota and Mississippi.

OMLOOP DESIGN - Signage & Wayfinding

Percentage of work performed: 10%
Based in: Framingham, MA
Website: http://www.omloopdesign.com/

Description: Omloop Design is a specialized consultancy for graphic

design in the built environment. This can take many forms, such
as wayfinding signage, branding and identity systems, cultural and Partner in charge:
interpretive programs, exhibits and display, and donor recognition. The Brian Pearce
firm is highly versed in public project process and in collaboration
with communities, agencies, architects, planners, engineers. We have
an extensive portfolio of built projects, and a wealth of knowledge in
the fabrication and construction process, making us a resource for
cost-effective and long lasting solutions that endure long after the
initial design effort.

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Projects
East Boston Neighborhood Plan - Boston, Massachusetts
Firm Gamble Associates
Role Urban Designer
Status Ongoing - began 2019
Client Boston Planning & Redevelopment Agency
Program Mixed-use redevelopment & resilient landscape buffer
Challenge For much of the 20th century, East Boston’s industrial past and vulnerability
to sea-level rise guarded it against major new growth and gentrification.
However, it was just a matter of time before the neighborhood’s close
proximity to downtown Boston and its many assets were leveraged towards
new development. New zoning is needed on the few remaining fallow areas
that direct development in a manner that anticipates the detrimental effects
of climate change and storm surge while providing access to transit and the
waterfront.

Response Armed with Boston’s first Comprehensive Plan in 50 years (Imagine Boston
2030), as well as comprehensive studies in resiliency (Climate Ready Boston),
transportation (GoBoston2030) and the Arts (Boston Creates) much good work
has been accomplished. This master planning effort - done in partnership with
BPDA staff - drills down to anticipate redevelopment and what new growth
should look like from the ground and in the future on post-industrial sites.

Contact Kristina Ricco, Senior Planner

Boston Planning & Development Agency (BPDA)
Tel: 617-918-4238, kristina.ricco@boston.gov

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Projects
Downtown Frankfort Master Plan - Frankfort, KY
Firm Gamble Associates
Role Architect + Urban Designer
Status Plan completed 2018, CityVisions Associates (lead)
Client City of Frankfort, KY
Program Mixed-use redevelopment, streetscape improvements, & trail network
Challenge The implosion of the mid-20th century Capital Plaza represents a unique
opportunity for the City of Frankfort to remove an underused, elevated platform
which negatively impacted the small-scale downtown for half a century. While
Frankfort’s downtown benefits from pockets of existing historic fabric, a
prevalence of one-way streets, limited access to the Kentucky River and a
general lack of downtown housing options compromise the city’s vitality.

Response The Master Plan identifies ten design principles and six focus areas. New
mixed-use developments transform the gateways into the downtown and
improved circulation patterns that facilitate mobility for pedestrian, cyclists
and vehicles. A boathouse, river decks, and viewing platforms reorient the
downtown back towards the river and strengthen Frank­fort’s identity as a
destination for tourism, commerce and recreation.

Contact Cindy Steinhauser, Former City Manager of Frankfort, KY

Community Development Director, City of Rochester, MN
Tel: 507-328-2900, csteinhauser@rochestermn.gov

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Projects
Piqua Riverfront Master Plan & Placemaking - Piqua, Ohio
Firm Gamble Associates
Role Urban Designer
Status Ongoing - began in 2015, CDs completed in 2019, Redevelopment 2021
Client City of Piqua
Program Event Space, fountain, terraced seating, adaptive reuse
Challenge The distance between Piqua’s downtown and its riverfront is less than it
appears; the two are very close. Stronger connections are needed that enable
the life and vitality of the Great Miami River and the regional trail network to
link to the downtown commercial district. A central gathering spot is needed
in the location where the former Miami and Erie canal passed through the
downtown and linkages between destinations need to be enhanced.

Response Modifications to the existing levee wall in the form of a stepped terrace
enable a direct connection to be forged that connects the lower bike trail
to the elevation of the downtown. A terraced fountain recalls the historical
alignment of the former canal (currently buried). The infrastructure improve-
ments connect along a canal corridor where largely vacant and former in-
dustrial buildings are repositioned for artist studios, micro breweries, maker
spaces and light manufacturing.

Contact Chris Schmiesing, City Planner

City of Piqua
Tel: 937-778-2049 (ext. 3235)
cschmiesing@piquaoh.org

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Projects
BELD Riverwalk & Redevelopment - Braintree, Massachusetts
Firm Gamble Associates
Role Architect, Urban Designer, and Planner
Status Ongoing - planning phase completed in 2015, and Design Development completed
2021. Estimated construction to begin late 2022.
Client Town of Braintree (Planning phase), WinnDevelopment (Implementation phase)
Program Mixed-income affordable housing & public riverwalk

Challenge The Town of Braintree has acquired a collection of former municipal electric light
waterfront buildings that have been vacant for over 20 years. The neighboring
residential community is concerned about the impacts of new development on
the site and the local neighborhood association has recommended a riverfront
park. However, the town is interested in redeveloping the property into a mix of
uses to activate the property and stimulate the economy.
Response After participating in a community-wide planning process in 2009, Gamble
Associates paired with WinnDevelopment and Arch Communities to respond
to an RFP published by the City. The team was competitively selected in early
2021. The proposal responds to the city’s ambition to create a superlative river
walk public realm component while also providing 56 new units of housing in
a mix of affordability.

Contact
Lawrence H. Curtis, President and Managing Partner, WinnDevelopment
T (617) 742-4500 | M (617) 240-0549
One Washington Mall Suite 500, Boston, MA 02108
Lcurtis@winnco.com

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Projects
Hunter’s Point South Park- Queens, New York
Firm SWA Group
Role Landscape Architects
Status Built in 2018
Client NYC Economic Development Corporation
Scope Landscape Architecture

Hunter’s Point South Park was envisioned as an international model

of urban ecology and a world laboratory for innovative sustainable
thinking. The award-winning project is a collaboration between SWA/
Balsley and Weiss/Manfredi for the open space and park design,
with Arup as the prime consultant and infrastructure designer. What
was once a barren post-industrial site has been transformed into
a preeminent model of urban park design that is both urbane and
otherworldly. The site is waterfront and city, gateway and sanctuary,
blank slate and pentimento. Employing innovative sustainable
design strategies, the team’s design solution weaves infrastructure,
landscape, and architecture into new open spaces with connections
to the surrounding communities. The park provides safe pedestrian
access to and along the water’s edge with spectacular views of the
Manhattan skyline.

Fort Wayne Riverfront - Fort Wayne, Indiana

Firm SWA Group
Role Urban Planner
Status Plan completed 2019
Client City of Fort Wayne, IN
Scope Concept Master Planning
Awards: 2016 Texas ASLA Honor Award, Planning & Analysis

Reflecting on Fort Wayne’s deep roots with the river as a necessary

and important infrastructural system that has defined the City,
SWA’s Action Plan envisions a public realm design that provides civic
beauty, timelessness, and recreational opportunities, in addition to
implementation of modern infrastructures that will attract private
realm projects. The Action Plan addresses land use; private and
public investment in downtown; environmental and ecological issues
that include the watershed; connectivity to trails, river, downtown
and neighborhoods; and opportunities for retail, entertainment, and
housing. 8
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Projects
Napa River Oxbow Bypass Channel- Napa, California
Army Corp of Engineers Experience by SWA Group

The City of Napa retained SWA to provide conceptual design for

the bypass channel, originally proposed by the US Army Corps of
Engineers as part of a larger flood control project. The SWA concept
is a physical metaphor for the Napa Valley and is designed to provide
a park for the community to use during the dry season for walking,
passive recreation, and community gatherings. It will become the
social heart of downtown Napa. The process included close interface
with the Flood Control District, the US Army Corps of Engineers, and
the downtown Napa merchants and stakeholders.

Sims Basin Detention Master Plan – Houston, Texas

Army Corp of Engineers Experience by SWA Group

SWA worked with citizen groups, the local flood control district, the
US Army Corps of Engineers and private property owners to create a
long-term vision for regional stormwater management facilities. The
Sims Basin project is part of that vision, creating over 22,000 acre-feet
of off-line floodwater storage. The Basin would use the excavated
soil to create topography in Houston’s otherwise flat landscape. The
project would provide land for detention, recreation, lakeside develop-
ment, wildlife habitat, wetlands mitigation banking and natural urban
runoff water quality treatment.

SWA Client References:

City of Mission Viejo City of Lake Forest
200 Civic Center, Mission Viejo, CA 92691 100 Civic Center Dr., Lake Forest, CA 92630
Larry Longenecker - Planning & Economic Development Manager Gayle Ackerman - Director of Community Development
(949) 470-3024, longenecker@cityofmissionviejo.org (949) 461-3460, gackerman@lakeforestca.gov
Project: Mission Viejo Core Vision Plan & Development Guidelines Project: General Plan Update & Mixed-Use Zoning Codes
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Projects
Selected Projects by NEOO
Rochester Transportation Development Plan:

In June 2021, The City of Rochester retained NEOO, Kimley-Horn and Foursquare to provide transit planning and community engagement services
for their Transit Development Plan. Building off Rochester’s 2017 Transit Development Plan, the team will evaluate and make short-and-long term
recommendations to the system, related to new or improved bus routes, fare, pass, or transfer policy, and investments in capital improvements.

As a subcontractor, NEOO developed a public engagement plan in coordination with Kimley-Horn and city staff with the purpose of identifying a strategy for
equitable engagement of public and private stakeholders. The engagement plan provided an overview of target audiences and stakeholders, anticipated
messages, engagement and communication techniques and timing related to milestones. The team also is planning to work with a community working
group, made up of a diverse group of stakeholders to be engaged throughout the project. This working group is intended to facilitate empowerment of
participates who will guide the planning process, engagement, goalsetting, analysis, and service recommendations.

Reference:
Bradley Bobbitt, Transit Operations Specialist
Rochester Public Transit
4300 East River Road NE
Rochester, MN, 55906
507-328-2485
bbobbitt@rochestermn.gov

MVTA-SWT Transit Study:

In January 2021, NEOO partnered with Kimley-Horn and Foursquare to conduct a system wide transit study for the Metro Valley Transit Authority and
Southwest Transit. The purpose of the study was to provide a comprehensive review of current services operated by MVTA and SWT, examine unmet
needs and identify opportunities for additional routes or services that retain and capture new transit riders. Our goals were to improve the transit
experience for traditionally underrepresented and transit dependent populations, understand transit uses, needs, and gaps and recognize the impact of
the COVID-19 pandemic on transit service.

As a subcontractor, NEOO worked closely with Kimley-Horn to develop the public engagement plan, which focused on engaging local business and
government leaders and staff and communicate to the public. Our firms worked together to develop survey questions and communication materials, as
well as co-facilitating several focus groups and pop-up engagement at multiple park and ride facilities.

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Projects
Selected Projects by NEOO
Upper Harbor Terminal Phase I Concept Plan:

The Upper Harbor Terminal Redevelopment Project (UHT) is a 48-acre redevelopment project along one-mile of riverfront in Minneapolis’ McKinley
neighborhood. The one-mile stretch of River is the largest riverfront redevelopment opportunity in Minneapolis’ history. The $140M Development
Concept Plan which received approval from the Minneapolis City Council in early 2019 consists of 19.5 acres of park space including a north-south road
to function as a parkway, almost 5.0 acres of public destination amenity areas to include an outdoor music performance venue, and approximately 17.0
acres of development parcels for a mix of uses including housing, hospitality, office, and commercial.

D’Angelos and Denetrick were responsible for leading the creation of the Phase I Component of the Redevelopment plan in close partnership with First
Avenue Productions, and United Properties. The project’s Phase I component received over $30M of State bonding and Local matches to support the
redevelopment of the site.

The firm was responsible for the overall community engagement strategy from 2016 to 2018, including engagement facilitation, data collection,
synthesis, and recommendation submittals to the City of Minneapolis, and Minneapolis Park Board. The scale of the communications plan included well
over 19 state, federal, and quasi-government agencies, a half dozen local community organizations, and several hundred residents. Our team utilized our
360-perspective approach to understand the dynamic trends, viewpoints, and experiences of a vastly diverse population and stakeholder set. Our team
utilized technology and grassroots stakeholder engagement, and organizing to share, manage, and utilize data gathered from the 24 months of master
planning, community engagement, public-private financing and strategic planning.

Bottineau LRT / Green Line Extension Station Area Plan

As a transit-oriented-development organizer at the Harrison Neighborhood Association, between 2015-2017, Denetrick Powers performed on-the-
ground outreach and engagement services for several projects. Issues related to these projects varied from: transportation equity, health equity, parks
and recreation, civic engagement, affordable housing and voter turnout.

In partnership with Metro Transit, Hennepin County, and the City of Minneapolis, leadership facilitated and implemented a series of community
engagement activities during the station area planning process for both the Bottineau (BLRT) and Southwest (SWLRT) LRT extensions. The project
resulted in approximately 18 months of community engagement activities, which included but wasn’t limited to door knocking, one-one-interviews,
online and in-person surveys, community conversations and community pop-up events. During both projects a diverse group of residents and business
leaders participated in two municipal consent hearings and several public hearings, communicating in unison, aligned goals and neighborhood priorities.
Leadership also facilitated resident and business participation on several advisory groups including, the community advisory committee and business
advisory committee for both the BLRT and SWLRT. Representing the Harrison Neighborhood Association, leadership facilitated community participation
in several community organization coalitions, including the Blue Line Coalition, Equity in Place, Community Engagement Steering Committee, and as a
selection committee member for the Metropolitan Council’s Equity Advisory Committee.

Reference:
Shauen Pearce, Economic Development & Inclusion Policy Director, Mayor’s Office
Formerly: Executive Director/Harrison Neighborhood Association
shauen.pearce@minneapolismn.gov
612.673.2100
350 South 5th Street, Room 331
Minneapolis, MN 55415 11
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Projects
Selected Projects by Omloop Design
omloop it’s all connected

City of Alexandria
City of Alexandria Waterfront Graphics - Alexandria, VA Waterfront Graphics
Alexandria, VA

Tourist Information System: As a feature of an overall Tourism Tourist Information System

As a feature of an overall Tourism

and Economic Development plan, this city-wide system is a and Economic Development
plan, this city-wide system is a
comprehensive approach to visitor

comprehensive approach to visitor and resident orientation. Working and resident orientation. Working
closely with city Planning and

closely with city Planning and Zoning staff and a wide range of
Zoning staff and a wide range
of stakeholders, a hierarchy
of vehicular directionals, city

stakeholders, a hierarchy of vehicular directionals, city gateways, gateways, pedestrian kiosks and
parking identification has been
developed, with seamless visitor

pedestrian kiosks and parking identification has been developed, navigation and memorable brand
identity as primary goals.

with seamless visitor navigation and memorable brand WITH SASAKI ASSOCIATES

identity as primary goals.

Downtown Boston Wayfinding Program - Boston, MA

Coordinated urban orientation signage and branding system: for
the area defined as the Downtown Business Improvement District.
With the “100%” corner of Downtown Crossing at its heart, and omloop // 21 Bantry Road // Framingham MA // 01701

overlapped by the Theater, Financial, Ladder Districts, this area is

experiencing a renewal driven by major development and influxes
of students, new businesses and retail/restaurant growth. The
wayfinding effort currently in progress, is informed by community
input and seeks to “connect the connections” by leveraging the flow
of the MBTA, Freedom Trail tourists and shoppers, untangling the
area’s mental map, and encouraging exploration of the full assets of
this vibrant pedestrian zone.

Clippership Wharf - East Boston, MA

Clippership Wharf is a new East Boston waterfront complex located
on re-purposed historic wharves. A system of kiosks and interpretive
signs orient visitors and encourage use of the Boston HarborWalk,
which defines the project edge. Information panels include both
regional and neighborhood maps, along with cultural and historic
imagery and text. The smaller signs have a flexible hardware system,
allowing them to be mounted to waterfront guardrails and building
walls, or freestanding along the waterfront pathway.

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Engagement & Economic Analysis

Engagement Approach
NEOO’s outreach and engagement services are informed by years of experience in community organizing and arts and cultural place-keeping
practices. Combined, these skill-building experiences have taught us how important an approach deeply rooted in shared values is to planning design
processes. The values we believe will have the highest impact and are the most important for both the public and the client include Equity, Efficiency
and Effectiveness.
Phase 1: Phase 2: Phase 3:

Purpose: To educate the public regarding the Purpose: To build off stakeholder feedback Purpose: To share the economic development,
purpose of the project and conditions of the collected during phase 1 and begin establishing interim activation, and urban design scenarios,
current site. a list of prioritized needs, goals and ambitions of as well as engagement results with the public.
residents and stakeholders.
Activities: Activities:
-Stakeholder Listening Sessions/ Activities: -Stakeholder Listening Sessions/
open house (x1) -Co-Design Panel Meetings (x2) open house (x2)
-Establish Co-Design Panel (x1 Meeting) -Digital Survey -Pop-up Engagement activity (x1)
-One to one conversation (x8-10) -Interactive mapping -Updated website
-Develop website -Updated website -Update project communication materials
-Develop project communication material -Update project communication materials

Economic Development Approach

Our team’s approach to a project phasing and conceptual budget analysis and pro-form begins with ensuring that we have a deep understanding of
the market and stakeholder interests, goals, and ambitions. We plan to do this by working in tandem with the client and engagement activities to
develop a strategy that ties into existing and transforming conversations as outreach efforts continue.

Our economic strategy plan is to do a pre-market analysis of the existing downtown and surrounding neighborhood to understand market capacity
and appetite for housing, office, retail, and mixed-use projects. Through engagement we will then look at the core target market for this project and
consider whether the demographics match that of the existing marketplace and begin to develop a financial model balancing market realities with
that of stakeholder ambitions.

As the engagement team prioritizes the goals, needs, and ambitions, of stakeholders, we will then use those priorities to begin developing draft
site plans based on the programs that develop through stakeholder input. As we work with the co-design and engagement team, we will educate
co-design panel members about the trade-offs and financial implications of items such as affordable housing and retail or entertainment and
hospitality. Each scenario that is developed based on stakeholder input and our review of existing plans will communicate economic impacts such as
potential tax gains, creation of jobs, parking needs, and the potential number of market, and affordable housing units.

Based on the scenarios developed we will conduct phasing strategy that is informed by market data and stakeholder priorities, as well as the
availability of public and private interest and capital. As we determine financial feasibility based on pro-forma development and capital needs, we
will consider alternative funding sources needed to get potential deals done. We will combine a list of funding sources, deadlines, and prospective
amounts given the timing and size of each project.
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Approach
A Four Part Process
...rooted in a values-based
engagement strategy:

1 Assess the Site Engagement Overlay

Our team balances a local understanding of the Rochester with an
international perspective. Cities need both. It often takes fresh eyes
to recognize assets that people take for granted, and yet familiarity
with the dynamics of a community is also essential to facilitate A
dialogue.

2 Identify Priorities Purpose &

Need Identification
Different constituents have different goals and time frames. Some
people are naturally anxious to get started and demonstrate activity
with temporary, “tactical” interventions. Others take the long view.
Balancing the judicial and incremental with the bold and B
visionary lies at the heart of any downtown revitalization endeavor.

3 Design a Menu of Options Goal Prioritization &

Scenario Development
Every community is different and Rochester needs an urban design
plan that is reflective of its unique history and culture. In our
experience, there will be divergent options about the amount of
new open space, new development, and the building frontage zones C
that mediate between these two. For some people, “density” is a
four-letter word.
Draft Plan Review /
Program Development

4 Together, Articulate a Vision

It’s impossible to imaging a transformative downtown plan that works
and can be implemented without meaningful public engagement.
Harnessing community input - and channeling that towards
productive ends - means finding creative means to communicate the
Vision beyond traditional reports.

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Approach
1. Assess the Site
Waterfronts are more than thin lines. The site is nested between
existing historic resources, parking areas and transportation
corridors. And yet, for much of its length, the river is barely
visible. Linkages and view corridors need to be created to
enhance the land/water interface.
Site Assessment
Legend:

Strengths
Weaknesses
Opportunities
Threats

Land Use Overlay: River Network &

Land use, parcel Transit Overlay:
outlines, and Regional
property ownership considerations -
will be evaluated especially in the
for all areas in and Destination Medical
adjacent to the Center - will also be
Municipal or Public use study area. Study Area Location taken into account
Commercial Use Public Transit Routes
Residential Use Destination Medical Center Boundary
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Approach
2. Identify Priorities
Affordable Economic
Equally important to establishing a compelling Vision for the Living Vibrancy
site’s transformation is guarding against short-term decisions
that thwart future objectives. Accommodations for cars need RIVERFRONT
to be met with a longer-term understanding of different modes (SMALL)AREA PLAN
of transportation, resiliency and linkages to amenities that lie
beyond. Environmental Diversity, Equity and
Resiliency Inclusion

“Where” priorities have opportunity for implementation

Different project Possible Phasing Legend:

partners may seek
different objectives. Short Term Areas / Open Space
They need not be
Long Term / Built Space
at odds. Aligning
perspectives between Possible Trail/
the public, private, Pedestrian Connections
non-profit and
Existing Rail Line
institutional partners
require a sensitivity to
entertaining multiple
viewpoints and a
recognition that our
role can help translate
and align divergent
perspectives.

“Who” contributes to priority identification

Public-Private Partnerships Non-profit/ Institutional Public Sector

Businesses Community Consulting Team

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Approach
3. Design a Menu of Options
We believe in a non-formulaic approach to design. The most
successful downtown waterfronts capitalize on the things that
make them unique and differentiate themselves from their
competition. A typological approach to design will provide a
means to engage the public in a co-design process that facilitates
dialogue, tests scales and reveals productive tensions, and
adjusts to budget constraints.

Engagement Activity
Public Realm Menu Envision Willowick - Santa Ana, CA - SWA

Community Hub Open Air Pavilion Continuous Tree Canopy Riverwalk Pedestrian Walkways

Planters Open Lawn Seating Area Outdoor Gym Kayak Launch

Private Realm Menu*

Pop-up retail Stand-alone commercial Low-rise Housing High-rise Housing Mixed-use Development

*(scale to be determined)
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City of Rochester | Riverfront Small Area Plan RFP

Approach
4. Together, Articulate a Vision
The site represents a once in a generation opportunity. A
grand Vision that is not tied to economic realities is destined to
disappoint and remain a vision. Programming and events alone
will not be enough to reposition the river’s bend and attract
significant investment capital.

Fingers and Threads –

Adaptive reuse of historic
structure and limiting
change will require
landscape interventions
that program interstitial
Open Space Built Space
spaces and increase
movement.

Terraces and
Topography –
The existing narrow
Riverwalk limits its
potential and shields
views. A more aggressive
and transformative Open Space Built Space
infrastructure project
will taper the edge in a
manner that opens views
and increases resiliency.

Blocks and Grids –

An extension of
Rochester’s street grid
reveals the potential for
a catalytic development
site. The scale of Open Space Built Space
the complex needs to
be filtered through a
keen understanding of
the market potential
and viable financing
conditions. 18
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City of Rochester | Riverfront Small Area Plan RFP

Scope of Services
For the subject redevelopment area in Rochester, MN, of approximately 2.5 acres, we shall prepare a series of
planning studies and documents as later described which will define a Small Area Plan.

A. Review Existing Conditions, Studies and Plans:

1. Existing Conditions and Data Collection: Review available existing pertinent data, provided by the Client, in the form of base maps, aerial
photographs, engineering information and controls, market analysis, planning reports and projections and architectural studies.
2. Opportunity and Constraints Analysis: On the basis of background studies, on-site investigation, base maps and special information
provided by the Client and other project consultants, the SWA shall consider and evaluate planning factors and natural factors. Information
will be summarized by composite maps, diagrams and supplementary visual displays to indicate the opportunities and constraints of the site.

B. Project Kick-off:
1. Kick-Off Meeting (in-person meeting #1): Attend a one (1) day Kick-Off Meeting with the Client and Project Committee to introduce the
team; discuss the general range of opportunities and expectations; refine scope and schedule; refine work session and public participation
scheduling; refine final deliverables; set up procedures for communication; perform a site tour; and complete any on-site tasks related to
the Existing Conditions task. This initial step will give everyone a chance to start on the same page with a meaningful exchange of
expectations and concerns.

C. Develop Area Vision:

1.Public Involvement Plan (PIP): Prepare a Public Involvement Plan (PIP) that includes background and project overview,
objectives, issue assessment, descriptions of outreach activities, and timeline.
2. Visioning Workshop (in-person meeting #2): Organize, facilitate and graphically record a Visioning Workshops. The workshop will
be designed to produce stakeholder input that will guide design and development decisions through identifying common values and character
for the redevelopment area.

D. Conceptual Master Planning (in-person meeting #2):

1. Framework Plan: Provide an overall vision for the S.E. Downtown Waterfront and will guide the development of the work efforts below
2. Transportation and Connectivity Strategies: Develop mobility strategies for the redevelopment area including first/last mile transit
access a street hierarchy with corresponding street sections, parking strategies, as well as pedestrian and bike corridors in the study area.
Special attention will be paid to off-street trails and greenways that can link the redevelopment area with its surrounding neighborhoods, the
downtown and the riverfront
3. Infrastructure and Stormwater Strategies: develop infrastructure strategies that will help to provide sustainable environments and
increase community health through landscape infrastructures. Concepts will be developed with Low Impact Development (LID) strategies.
4. Land Use Strategies: delineate the following: i. Definition of overall land uses. ii. General location, density, character and extent of
potential land uses. iii. Relationships to adjacent uses.
5. Urban Design and Placemaking Strategies: prepare an initial placemaking program and concept plan that will illustrate the community’s
vision for public spaces within the project area.
6. Phasing and Implementation Strategies: develop phasing strategies and other implementation considerations. Roles and responsibilities
will be defined for short- and long-term priority actions related to site development and activation as well as identifying any gaps that need
to be filled

E. Small Area Plan:

1. Special Illustrations: Prepare special illustrations to communicate the vision and character for the redevelopment area.
2. Small Area Plan Report: A Small Area Plan report will summarize the previous tasks in report format
3. Small Area Plan Final Presentation (Meeting #4) 19
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City of Rochester | Riverfront Small Area Plan RFP

Schedule Rochester Consulting

Our approach to the schedule is less linear and more Stakeholders Team
synthetic, grounded in feedback loops between the
co-design group and other project stakeholders. Project
Deliverables

There are very few, if any, silver linings to the pandemic. One small benefit is that we have become more comfortable with virtual meetings and remote
learning. The schedule will allow for increased communication with Zoom, Teams, Miro and a host of other tools or platforms. Below is an estimate for
the schedule of this project based on our experience. It is highly dependent upon the specifics of the engagement strategy and the decision-making
capacity of the client/ committee.

Project Schedule

2021 2022
Month Oct Nov Dec Jan Feb Mar Apr May Jun
# 1 2 3 4 5 6 7 8 9
Phase I
Site Assessment
Phase II
Identify Priorities

Phase III
Design Menu Options

Phase IV
Collective Vision

Action Items & Meetings

Small Area Plan Development
Client Meetings
Consultant team in Rochester

Co-design Engagement Purpose & Goal Prioritization & Draft Plan Review /
Workshops Need Identification Scenario Development Program Development
Site Menu Priority Draft Final
Consultant Team Deliverable
Analysis Toolkit Framework Plan Plan
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Appendix - Team Bios

Gamble Associates - Team Lead, Planning, and Urban Design
Bio: David Gamble is a Principal of Gamble Associates. He received a Bachelor’s of Architecture from
Kent State University and a Masters of Architecture in Urban Design, with distinction, from Harvard’s
Graduate School of Design (GSD). He is both a registered architect and a certified planner, and has spent
the last thirty years working in urban settings and within the context of public engagement. Since 2009,
David has been a Lecturer and Design Critic in the Department of Urban Planning and Design at Harvard’s
GSD. He is a recipient of the AIA’s National Young Architects Award and the Gabriel Prize. His recently
released book, written together with Patty Heyda (Washington University) is entitled “Rebuilding the
American City: Design and Strategy for the 21st Century Urban Core”, published by Routledge Press. The
book highlights 15 urban design projects around the U.S. that have been catalysts for their downtowns.

Current Projects
David Gamble Braintree Electric Light Department - Braintree, MA
AIA, AICP, LEED AP East Boston Master Plan - Boston, MA
Harvard Allston Land Company Enterprise Research Campus - Boston, MA
Principal Port Authority of Massachusetts (Massport) - Boston, MA
Years at firm: 12 Lock Nine Park - Dayton Region, OH
Years of Experience: 30
Previous Project Experience
City of Frankfort Master Plan - Frankfort, KY
Knoxville South Waterfront Vision Plan + Action Plan (Chan Krieger Associates) - Knoxville, TN
Andover Strategic Placemaking Plan - Andover, MA

Recently published book by David Gamble: Rebuilding the American City

presents five paradigms for redevelopment and a range of perspectives on
the complexities, strategies, successes and challenges inherent to rebuilding
American cities today. The book highlights 15 urban design and planning
projects in the U.S. that have been catalysts for their downtowns and were
implemented during the tumultuous start of the 21st century—a period
marked by renewed interest in cities but also by ongoing social, economic and
environmental challenges. David is currently working on a companion book
entitled “Reimagining the American Town”.
Page 12 of 29

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Appendix - Team Bios

Gamble Associates - Team Lead, Planning, and Urban Design
Bio: In his role as an Associate at Gamble Associates, James brings great enthusiasm to working
on a wide variety of projects in the built environment at all scales. He is a licensed architect with
over five years of experience practicing in New York and Boston, where he has previously worked for
Machado Silvetti, Snøhetta, and Supernormal. His work in those firms focused around adaptive re-use
and master planning. These experiences gave him an affinity for trans-scalar projects that lie at the
peculiar intersection of existing building transformation and Urban Planning. A 2021 Fulbright Scholar,
he graduated from the Harvard Graduate School of Design in 2020 with degrees in both Architecture and
Urban Planning, with distinction.

Current Projects
Braintree Electric Light Department - Braintree, MA
James Carrico
Architect & Planner, AIA Previous Project Experience
Dedham Square - Dedham, MA
Project Manager PLAN: Mattapan (Supernormal) - Boston, MA
Years of Experience: 6 Corktown Campus (Snøhetta) - Detroit, MI

Bio: Antonia Medina A. brings four years of architectural experience in a wide range of scales and geog-
raphies; from industrial architecture and adaptive reuse projects in Santiago de Chile (Bastías Cardemil
Arquitectos), commercial and city projects in the Midwest (Arkos Design) and Interior Design in Boston
(Arazi Levine Design). She is most interested in building resiliency through infrastructure. Antonia is a
licensed architect in Chile and holds a professional degree in Architecture from Pontificia Universidad
Católica de Chile and a Master of Science in Architecture and Urban Design from Columbia University.
She was awarded the “Honor 2020 AIANY + ASLANY Transportation + Infrastructure Design Excellence
Award” in the Student Project category for her team’s proposal for a carbon-zero River Port and Food
Processing Facility in Newburgh, New York.

Current Projects & Percent Time Commitment

Antonia Medina A. Braintree Electric Light Department - Braintree, MA
Piqua Riverfront Master Plan & Placemaking - Piqua, OH
Urban Designer
Years of Experience: 4 Previous Project Experience
Núcleo Ochagavía (Bastías Cardemil Arquitectos) - Pedro Aguirre Cerda, Santiago, Chile

Language Proficiency: Spanish - English

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Appendix - Team Bios

SWA GROUP - Landscape Architecture & Planning
Bio: Andrew Watkins is an architect, planner and urban designer with over 15 years of professional
experience. As a Principal in SWA’s Laguna Beach studio, Andrew focuses on large-scale urban design
projects that explore the confluence of ecology and urbanism. Andrew has worked with communities across
the U.S. to enhance their community fabric through engagement, collaboration, and a multidisciplinary
design perspective. He enjoys working closely with stakeholders and community members to empower
laypeople in planning and designing improvements for their own communities. His project experience
includes urban and suburban revitalization as well as greenfield development. Andrew received
a Master of Architecture in Urban Design from Harvard University Graduate School of Design and a
Bachelor of Architecture (Magna Cum Laude) from Syracuse University School of Architecture.

Relevant Project Experience:

Andrew Watkins Mission Viejo Core Area Vision Plan - Mission Viejo, CA
AIA, AICP, ASLA, LEED AP Grandpark Specific Plan + Mixed-Use Zoning Code - Sacramento, CA
Laguna Beach Downtown Action Plan - Laguna Beach, CA
Principal in charge Woodbine Master Plan - Toronto, Canada
Years of Experience: 15

Bio: An Associate in SWA’s Laguna Beach office, Daniel Dobson joined SWA in July 2015 as an
urban and landscape designer and plays an integral role in design and management of multiple
projects. His professional experience spans a variety of project types and includes working on
planning initiatives, master-planned communities, multifamily housing, resorts and theme parks,
academic and corporate campuses, and parks. Some of Dan’s project highlights include planning
and visioning efforts with multiple California municipalities, as well as multiple mixed-use and
residential planning efforts incorporating land use and urban design strategies in the United
States, India and Qatar. His experience and insights will be a valuable component of the team’s
efforts. Daniel received a Master of Architecture and Urban Design from Columbia University and a
Bachelor of Science in Landscape Architecture (Cum Laude) from Ohio State University.

Daniel Dobson Relevant Project Experience:

ASLA North Chico Specific Plan - Butte County, CA
Fontana Downtown Housing Guidebook - Fontana, CA
Project Manager Mission Viejo Core Area Vision Plan - Mission Viejo, CA
Years at firm: 6 Grandpark Specific Plan + Mixed-Use Zoning Code - Sacramento, CA
La Via Mixed-Use Master Plan - North Scottsdale, AZ

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Appendix - Team Bios

NEOO PARTNERS - Economic Development & Community Engagement
Bio: Denetrick Powers is a curator of space and human experiences. He leverages his expertise in arts
and modern culture patterns with his background in urban planning to develop creative programming
solutions for public and private clients. Deeply rooted are his values are honesty and trust, which
support actionable outcomes in stakeholder and resident engagement. Denetrick has worked on Light-
Rail Station area plans, and Bus Rapid Transit creating sustainable relationships and goal-oriented
outcomes through the engagement process. He has had the pleasure of working with stakeholders of all
backgrounds and leadership positions on transit development planning and construction engagement
projects resulting in equitable development policy & practices adopted locally and nationally. Denetrick
has a B.A, Business & Marketing Education & Fashion Studies from the University of Minnesota – Twin
Cities and Master of Urban and Regional Planning from Humphrey School of Public Affairs.

Denetrick Powers Relevant Project Experience:

Midtown Greenway Access Improvement - Minneapolis, MN
Project Lead - Engagement Metro Valley Transit Authority Transit Study - Apple Valley, MN
Years of Experience: 8 Ramsey County Economic Competitiveness & Inclusion Strategy - Ramsey County, MN
Rochester TDP - Rochester, MN
Upper Harbor Terminal - Phase I, Minneapolis, MN
Lake Street Rebuild - Minneapolis, MN

Bio: D’Angelos Svenkeson leads NEOO’s overall strategic impact initiatives in urban planning and
commercial real estate solutions. His work in community engagement is with local business leadership
and government stakeholders to form cross-sector collaborations ensuring actionable, and sustainable
outcomes. D’Angelos has been able to work on over $250M worth of commercial real estate development,
construction, finance, urban planning, and advisory projects including the Construction Engagement
of the 2.5-Mile reconstruction of Minnehaha Avenue in South Minneapolis, and the Phase I Plan for
Upper Harbor Terminal. His expertise and passion are focused on creating public-private partnerships,
cross-sector understanding, and sustainable relationships between residents and their area stakeholder
community. D’Angelos has a B.A. in Planning & Community Development from St. Cloud State University
and an M.A. in Urban and Regional Planning from Jackson State University.

D’Angelos Svenkeson
Relevant Project Experience:
Project Lead - Economic Development Regional Acceleration Center - Minneapolis, MN
Years of Experience: 13 Opportunity Site Town Center - Brooklyn Center, MN
JXN Tech District - Jackson, MS
Enger Development - Duluth, MN
Upper Harbor Terminal - Phase I, Minneapolis, MN
Lake Street Rebuild (LSC) - Minneapolis, MN

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Appendix - Team Bios

OMLOOP DESIGN - Signage & Wayfinding
Bio: Omloop is lead by Brian Pearce, an experienced designer who has specialized in the planning and
design of environmental graphics for over 20 years. Springing from a non-traditional design education in
Art History and English, he brings thoughtful ideas and narrative-based approach to the design process,
focusing on the experiences and stories to be told, along with functional needs, as the foundation of
the design solutions. He also leads a process-driven multidisciplinary approach, rooted in respectful
collaboration with clients, stakeholders, architects, interior designers, planners, and expert crafts-
people. Brian was the Director of Graphic Design at The Hillier Group, and Director of Environmental
Graphics at Sasaki Associates, before starting Omloop in 2011. Brian’s work has been recognized by
awards from the Boston Society of Landscape Architecture and the International Downtown Association.

Relevant Project Experience:

Brian Pearce Braintree Electric Light Department - Braintree, MA
Piqua Riverfront Master Plan & Placemaking - Piqua, OH
Partner in charge Reserved Channel Waterfront Interpretive Signage - Boston, MA
Years at firm: 10 Essex Coastal Scenic Byway Kiosk System - North Shore, MA
Downtown Boston Wayfinding Program - Boston, MA
Downtown Flower Kiosk - Boston, MA
Town of Saugus Visitor Wayfinding Signage & Destinations Guide - Boston, MA
Clippership Wharf Kiosks & Interpretive Signs - Boston, MA
Linden Square Shopping Center Improvement Project - Wellesley, MA
Brister’s Hill at Walden Woods Interpretive Pathway Elements - Lincoln, MA

Our team is committed to meeting and exceeding the City of Rochester workforce goals in advance of and
during the planning & design process. After an initial round of reaching out to local women & minority
owned businesses, at this stage we are proud to partner with NEOO, who are SBE, MBE, and DBE Central
Certified. They are also a member of the Minnesota Black Chamber of Commerce, and an affiliate member
of the St. Paul Chamber and Minneapolis Regional Chamber of Commerce. We will continue to seek out
opportunities to include Targeted Businesses in the vision for the Small Area Plan.

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