041013RochesterInfrastructureMP by twincities

VIEWS: 3,131 PAGES: 46

Master Plan
Rochester, Minnesota

Revised April 10 2013

Prepared by:
Kimley-Horn and Associates, Inc. worked with Mayo Clinic and         Costs were estimated using industry standard data and specific
the City of Rochester to develop this Infrastructure Master Plan     cost estimates from the City of Rochester and other regional
to forecast an order of magnitude estimate of the infrastructure     projects. Improvements are assumed to be phased during a
improvements that will be required during the next 20 years to       20-year period and costs escalated based on an assumed phasing
support the anticipated growth of Mayo Clinic and downtown           and financing model.
Rochester as a global destination medical center (DMC).
                                                                     Finally, funding sources are identified and assigned as “ordinary
This Infrastructure Master Plan                                      funding sources,” meaning costs that could be funded through
identifies infrastructure requirements                               historic CIP and the growth of the population and tax base in the
in seven key areas including:                                        market. Alternatively, “extraordinary funding sources” are those
                                                                     that are beyond what could typically be funded by the city under
■   Transportation
                                                                     its CIP The overall infrastructure requirements during the 20-year
■   Transit
                                                                     period and funding sources are shown on the table on page 5.
■   Public utilities
■   Public spaces                                                    This Infrastructure Master Plan is provided to aid in discussions
■   Parcel development                                               about the DMC funding proposal. This Infrastructure Master Plan

■   Parking                                                          provides an order of magnitude estimate of the costs associated
                                                                     with executing this type of comprehensive economic development
■   Civic uses
                                                                     strategy. The costs identified will be subject to the approved DMC
Costs were identified by estimating the infrastructure required to   Development Plan and any updates thereto.
support Mayo Clinic and Rochester’s growth as a global medical
destination. Costs were then coordinated with City of Rochester
planning documents including the city’s Capital Improvement Plan
(CIP), the Mayo Civic Center Plan, the City of Rochester Downtown
Master Plan (RDMP), and Mayo Clinic’s Five Year Master Plan.

The Infrastructure Need
Rochester, MN is a mid-size city of approximately 107,000 persons      As these figures demonstrate, the City of Rochester is the primary
(Est. 2011) with an extraordinary anchor — Mayo Clinic. The city       population center that supports employment and visitation within
estimates that more than 51,000 non-city residents commute to          this region. The demand for infrastructure, not only includes the
Rochester for work-related purposes. The U.S. Bureau of Labor          demands in the downtown area, but also the city’s ability to help
Statistics estimates that the labor force within Rochester is 59,000   support a regional airport, a regional transit system, and a regional
persons, meaning that today the city supports employment that          roadway system. During the last 20 years, Rochester’s CIP has
doubles its local workforce population. Some 35,000 of these           increased by an average rate of 3.1 percent per annum, while the
persons are estimated to commute downtown.                             population has grown at an average rate of 1.1 percent per annum.

These estimates are supported by Mayo Clinic data. Mayo Clinic         To date, Rochester has been able to support the growth of the
employs nearly 35,000 persons in Rochester, and approximately          city and its infrastructure demands through significant CIP
28,000 are employed in the downtown area. Approximately 50             expenditures and extraordinary funding mechanisms such
percent of Mayo Clinic’s workforce lives outside of the City of        as local option sales tax, tax abatement, and special fees and
Rochester. Approximately 60 percent of Mayo Clinic’s employees         assessments. In recent years, the demands have outweighed the
use transit/transportation systems to commute from the region          city’s ability to fund infrastructure. This coupled with the fact that
and/or from remote parking lots outside the downtown core.             there are increasing demands at the regional airport and in other
                                                                       areas outside the downtown, the city has reached a point where
In addition to the employment base, Rochester is estimated to
                                                                       it cannot support the anticipated major increase in growth that is
attract more than 3 million visitors per year, most of whom stay in
                                                                       expected if Mayo and private development invest $5.6 billion in new
hotels, attend events and/or appointments within the downtown
                                                                       development in Rochester during the next 20 years.

                                                                                         Destination Medical Center Rochester, Minnesota
2                                                                                                             Infrastructure Master Plan
                                                                                                      The Infrastructure Need continued

The DMC Proposal                                                          This level of growth would strain the public infrastructure of almost
                                                                          any metropolitan area and particularly a community the size of
The DMC is an opportunity for the State of Minnesota to help
create a major economic development initiative that will drive
significant new job growth and tax base for future generations.           The infrastructure required to support this growth and employment
The mechanism to secure this economic and fiscal benefit for              will need a different scope and scale than what’s been supported
Minnesota occurs by securing the tremendous growth opportunity            previously in Rochester. The City of Rochester has a finite urban
in Rochester. Rarely does a community have the opportunity                core with an extreme concentration of density resulting from
to obtain this level of positive fiscal impact by seeding public          Mayo’s campus orientation. With the level of demand impacts
investment in a proven economic generator. The DMC will                   associated resulting from the DMC initiative, it places unique and
significantly increase and accelerate the demand for public               extraordinary cost burden on development of the urban core of
infrastructure in this market. For example, it is estimated that          Rochester. All elements of Rochester’s urban infrastructure will
employment will increase in the downtown core by some 30,000              be impacted in a significant manner to maintain pace with the
jobs. This alone will increase the peak day demand on public              potential growth associated with the DMC.
infrastructure by more than 85 percent.
                                                                          This report identifies the key areas of public infrastructure cost and
One of the most relevant metrics to assess impacts to public              provides an order of magnitude budget estimate of the required
infrastructure is the estimated visitation to a particular urban          improvements in accordance with numerous recent planning
center. If the DMC initiative is secured for Rochester, it is estimated   efforts conducted in Rochester. In total, the costs for infrastructure
that during the next decade annual visitation estimates will grow         improvements are estimated at more than $1.4 billion during a
to 6 to 7 million visitors annually, more than doubling the demand        20-year period. Of this, approximately $585 million is proposed to be
from visitors to the region and the downtown core.                        funded through the DMC proposal.

The Infrastructure Need continued

                                                                         new sources approved by the city that may include tax increment
                                                                         financing (TIF) and tax abatement.
In addition to DMC funding, it has been assumed the City of
Rochester will shoulder a major portion of the estimated public          There are certain costs shown to be borne by the City of Rochester
infrastructure costs through ordinary and extraordinary funding          associated with the DMC that do not yet have an identified funding
structures. Approximately $339 million would be funded from              source. These are directly related primarily to transit and parking
traditional CIP spending. This level of public infrastructure            costs. The City of Rochester will be required to identify new sources
spending is based on the historic level of capital investment by the     of revenue to support its participation in these elements of
City of Rochester. The CIP spending incorporates any benefits that       public infrastructure.
would accrue to the city as a result of increase population growth.
                                                                         On the opposite page is a summary of the sources and uses of
Additionally, it is assumed the city will continue to use the            funds associated with the DMC initiative in Rochester. A detailed
extraordinary funding mechanisms that are in place to support the        description of each element of public infrastructure is provided.
growth of the city. These include the extension of the local option
sales tax, tax abatement, and, potentially a 3 percent increase in
hotel tax to fund the civic center expansion. The $60 million of costs
specific to the DMC proposal are assumed to be funded through
the $20 million of local option sales tax reauthorization and by other

                                                                                           Destination Medical Center Rochester, Minnesota
4                                                                                                               Infrastructure Master Plan
                                                                              The Infrastructure Need continued

        Sources of Funds                 Total                Uses of Funds               Total        DMC Costs
City of Rochester – CIP Budget                        Transportation                   $264 million    $91 million
Ordinary CIP Growth                  $295 million     Transit                          $586 million    $119 million
DMC CIP Growth                       $44 million      Public Utilities                 $78 million     $78 million
                        Subtotal     $339 million     Public Space                     $103 million    $57 million
City of Rochester – Extraordinary                     Parcel Development               $131 million    $121 million
Hotel Tax                            $45 million      Parking                          $130 million    $90 million
Non-DMC Sales Tax                    $55 million      Civic Uses                       $172 million    $29 million
Tax Abatement                         $6 million                              Total   $1,464 million   $585 million
Other – Undefined                    $155 million
                        Subtotal     $261 million
DMC Funds
Local jurisdictions                  $60 million
State of Minnesota                   $525 million
                        Subtotal     $585 million
Transportation and Transit Funding
Federal                              $253 million
Minnesota Department of
                                      $26 million
Transportation (MnDOT)
                        Subtotal      $279 million
                           Total     $1,464 million

Firm Overview
Founded in 1967, Kimley-Horn combines national experience with        Viking Stadium Risk Analysis
local sensibility for our clients seeking assistance in community     for Metropolitan Council and
planning, urban design, livable transportation, water resource
                                                                      Metropolitan Sports Facilities
                                                                      Commission, Arden Hills, MN
management, civil engineering, and landscape architecture. Teams
of planners, landscape architects, and engineers work side-by-side,   The Metropolitan Council, in
emphasizing a process-driven approach to sustainable design           cooperation with the former
and town-building. The results are accomplished by providing the      Metropolitan Sports Facilities
necessary resources and collaborative planning process that fully     Commission, selected Kimley-Horn to
addresses competing alternatives.                                     evaluate the Ramsey County/Minnesota
                                                                      Vikings proposal for a new stadium at the Arden Hills Twin Cities
For any land use or master planning initiative to be effective, a     Army Ammunition Plant.
successful balance must be created between broad public sector
and community goals and ideals and the reality of private sector
                                                                      Multidisciplinary Transit-Related
                                                                      Projects, Various Locations, MN
development demands. Kimley-Horn has real-world experience of
designing public sector, community-based plans and partnering         Kimley-Horn has worked on more than
to build private sector development projects. This translates         30 transit-related projects throughout
into an effective community consensus on the ideal—with an            Minnesota providing a variety of
implementable plan to make the ideal real. A sampling of Kimley-      multidisciplinary engineering services.
Horn’s experience includes the following.                             Some of these projects include:

                                                                      ■   Northstar Commuter Rail Planning,
                                                                          Design, and Program Management, Minneapolis, MN
                                                                      ■   Central Corridor Light Rail, Minneapolis to Saint Paul, MN
                                                                      ■   Hiawatha LRT Platform Extensions and American Boulevard
                                                                          Station, Minneapolis, MN

                                                                                       Destination Medical Center Rochester, Minnesota
6                                                                                                           Infrastructure Master Plan
                                                                                                             Firm Overview continued

■   Bottineau Transitway Alternatives                                  Planning for Transit-Friendly Development Around Four
    Analysis (AA) Study and Draft                                      Chicago El Stations, Chicago, IL
    Environmental Impact Statement
    (DEIS) and Related Transitway                                      Kimley-Horn, working with the City of Chicago, the Chicago
    Development Efforts, Hennepin                                      Transit Authority (CTA), and the Regional Transportation Authority
    County, MN                                                         (RTA), prepared transit-friendly (oriented) urban design plans
■   Robert Street Transitway AA,                                       and guidelines for the neighborhoods surrounding four Chicago
    Dakota County, MN                                                  El Stations. Four station area master plans were prepared and
Continuing Transportation                                              focused on deliberately connecting land use and transportation
Engineering Consultant for                                             through good urban design and placemaking strategies. The plans
Minneapolis-St. Paul (MSP)                                             recommended specific forms, concepts, principles, and strategies
International Airport, Hennepin                                        for transportation, development, and policy for each station
County, MN                                                             area neighborhood. Ultimately, the plans will guide community
Since 2005, Kimley-Horn has been                                       reinvestment by private developers, the city, public agencies, and
providing transportation consultant                                    community groups.
services including studies, planning
documents, preliminary design,
final plans and specifications,
and construction administration services for projects at the MSP
International Airport. Services have included parking ramp and lot
design, parking revenue control systems, intelligent transportation
system design, signing design, transit planning and design,
traffic control, terminal planning, traffic modeling and simulation,
pedestrian/passenger studies, inspection and maintenance
programs, and construction administration.

Located in Olmsted County, the City                                        Mayo Clinic
of Rochester was founded in 1854.                                          Since its inception in 1893
By the 1860s ,the city saw significant                                     by Dr. William W. Mayo, the
growth with the construction of                                            Mayo Clinic has become
the Dakota Minnesota and Eastern                                           a pioneer in medicine
railroad. Fast forward to the present                                      providing innovative
and you’ll still see a vital and growing                                   solutions to healing
                                                     Image courtesy Sinn
city largely due to the presence of                                        through an integrated
Mayo Clinic.                                                               approach to medicine.
                                                                                                                             Image courtesy Kariotype
Today, the city is home to more than 107,000 residents and hosts           Mayo Clinic’s headquarters

more than 3 million visitors each year. While Rochester is known           is in Rochester and the

worldwide for Mayo Clinic, the city is evolving to become a hub for        clinic employs nearly 35,000 people within the city limits and has

medical education, research and innovation through the University          built and owns more than 15 million square feet of space within the

of Minnesota Rochester (UMR) and a destination convention/events           city limits.

market through the Mayo Civic Center.                                      Mayo Clinic-Rochester has one of the largest clinical practices
                                                                           in the world. According to the 2011 Annual Report, Mayo Clinic-
                                                                           Rochester served more than 350,000 unique patients.

                                                                           In addition to its clinical practice, Mayo Clinic-Rochester has a
                                                                           world renowned medical school with nearly 3,000 physicians,
                                                                           residents, and fellows based in Rochester. In 2012, Mayo Clinic
                                                                           reported that it invested $885 million in research and education
                                                                           programs throughout its systems.

                                                                                            Destination Medical Center Rochester, Minnesota
8                                                                                                                Infrastructure Master Plan
                                                                                                                        Background continued

University of                                                                 Mayo Civic Center
Minnesota                                                                     Towards the east side of downtown Rochester is the Mayo
Rochester                                                                     Civic Center which creates the triangle of attractions in the

A part of the University of                                                   downtown. The Mayo Civic Center is a multi-purpose event

Minnesota system, UMR                                                         facility offering Taylor Arena used for wrestling and basketball,

was established in 2006 in                                                    The Auditorium used for performing arts, and an Exhibit Hall.

downtown Rochester, close to                                                  A $82 million expansion is planned to add ball room and meeting

the Mayo Clinic. The proximity                                                room space such that two 1,000-person events can occur

of UMR and the Mayo Clinic                                                    simultaneously. Funding for this plan is being proposed in the
                                                       Image courtesy Prizm
has grown into a partnership                                                  2013 Minnesota legislative session through a 3 percent increase

with the town collaborating on                                                in hotel tax revenue.

important education and research projects. With their 2007 Master
Plan, a vision for a campus near 6th Street at the south end of 1st
Street emerged with the capacity to enroll 5,000 students. As this
vision becomes a reality, UMR will bring a new urban character to
the downtown. The university will contribute to Rochester’s cultural,
business, and recreational life.

                                                                                                                             Image courtesy Jonathunder

Planning Documents
The DMC strategic plan was developed through a collaborative
process with Mayo Clinic, the City of Rochester, and the community.
The basis of the plan has been developed to be compatible with
the following:

■    RDMP Report, June 2010
■    UMR Programming Documents
■    Mayo Clinic Five Year Plan Update, November 2011

     Each of these plans and documents are
     examined on the following pages and they
     form the foundation for the development of this
     Infrastructure Master Plan.

                                                                      Destination Medical Center Rochester, Minnesota
10                                                                                         Infrastructure Master Plan
                                                                   Rochester Downtown Master Plan
The RDMP is a collaboration
among the City of Rochester, the
Mayo Clinic, UMR, the Rochester
Downtown Alliance, and the
Rochester Area Foundation. It is
based in the belief that “the future
of our community is tied, in large
part, to the health and well being
of our downtown.”

The plan uses a district framework
to create a compact and walkable
environment in each of four districts:

■   “Main Street” Mixed-Use District
■   Riverfront and Arts District
■   Educational Research District
■   Medical Clinic District

To be successful, each of these
districts needs to be connected to                                     In addition, the plan includes a planning framework which was very
each other and to the surrounding residential districts. The plan      useful in the preparation of this Infrastructure Master Plan:
identifies development opportunities in each of these districts.       ■   Downtown streets purpose        ■   Transit framework
                                                                           and character                   ■   Bicycle network
                                                                       ■   Pedestrian environment          ■   Implementation
                                                                       ■   Subways and skyways

Mayo Clinic Five Year Plan Update
City of Rochester Code of Ordinances requires 5-year updates for    The update also presents a proposal to expand the district
the Medical Institutional Campus Special District. The November     boundaries to encompass more parcels in the 2nd Street corridor.
15, 2011, update provides valuable information in the preparation   This proposed district is consistent with the DMC Project Area as
of this Infrastructure Master Plan. In particular, there is         shown on page 14 for this Infrastructure Master Plan.
data regarding:

■    Campus boundaries,
     districts, and
     property ownership
■    Employee
■    Transportation
     circulation and
■    Utility infrastructure
■    Landscape and
     green space plans
■    Potential projects in
     the next 5 years

Proposed Subdistrict

                                                                                     Destination Medical Center Rochester, Minnesota
12                                                                                                        Infrastructure Master Plan
                                                                                                                                                                                                                            Destination Medical Center Plan
     As the Mayo Clinic                                                                                                                                  GONDA
                                                                                                                                                                                                                                                                                  The DMC plan has a vision broader than

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 C IV
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     6 T H AV E N W

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              5 T H AV E N W

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               4 T H AV E N W

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 3 R D AV E N W

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                2 N D AV E N W

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          1S T AV E N W
                                                                                                                                                        BUILDING                                                                                                                                                                                                                                                                                                                                                                                                                                                    CENTRAL

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     PA R K




                                                                                                                                                                                                                                                                                                                                                                                                          2ND ST NW


                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 1S T AV E N E

     and UMR evolve,                                                                                                                                                                                                                                                              just Mayo Clinic, but more focused than

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  S AV
                                                                                                                                                       MAYO                                                                                                          MAYO FIELD                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        AY O
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     M AYO F I E L D
                                                                                                                                                                                                                                                                                                                                                                                                          1S T S T N W                                                                                                                                                                 ROCHESTER
                                                                                                                                                      BUILDING                                                                                                                                                                                                                                                                                                                                                                                                                         METHODIST
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        H O S P I TA L
                                                                                                                                                                                                                                                                                                                District Diagram                                                                          W. C E N T E R S T                                                                                                                                                                                                                                                                                                                                                                               W. C E N T E R S T
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             HOSPITA LIT Y &
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              C O N V E N T I ON
                                                                                                                                                                                                                                                                                                                Over the past eight years, several downtown planning studies have                                                                                                                                                                                                  BUILDING

     so must the City                                                                                                                                                                                                                                                                     .
                                                                                                                                                                                                                                                                                  the RDMP It identifies three activity
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 HEALTH &                                                                                                                                                                                                          AY O
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 M AYO C I V I C
                                                                                                                                                                                                                                                                                                                been completed to guide Rochester’s growth. The city’s 2004                               1S T S T S W                                                                                                                                                                                                                                                                                            1S T S T S E                                                   CONVENTION

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                2 N D AV E S E
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 WELLNESS                                                                                                                                                                                                          CENTER

Southeast Aerial View of                                                                                                                                                                                                                                                                                        downtown Plan and the 2010 Downtown Rochester Master Plan                                                                                                                                                                                              YO
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    M AY O

                                                                                                                                                                                                                 PROPOSED                                                                                       both envision four major, distinct downtown districts: the Medical/

Rochester                                                                                                                                                                                                        EXPANSION                      MAYO CIVIC                                                      Clinical District, the Arts/Cultural District, the Main Street Mixed-                     2ND ST SW                                                                                                                                                                                                                                                                                        2ND ST SE

                                                                                                                                                                                                                                                 CENTER                                                         use District, and the Educational/Research District.

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             COMMERCI A L RE SE A RCH

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          URBAN RESIDENTIAL

     of Rochester.                                                                                                                                                                                                                                                                centers which must be connected:

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          LI VA BL E CI T Y

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                & T E C H N O L O GY
                                                                                                                                                                                                                                                                                                                The DMC Master Plan embraces and builds on these

                                                                                                                                                                                                                                                                                                                                                                                                                                                                        3RD ST SW
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               HE A LT H &                                                                                                                                                  3RD ST SE

                                                                                                                                                                                            CENTER                                                                                                              previous downtown planning initiatives and envisions the                                                               SAINT
                                                                                                                                                                                                                                                                                                                                                                                                                                       M A RY S
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               W E L L N E SS                                                                                                                                                                                         GOVERNMENT
                                                                                                                                                                                                                                                                                                                following seven districts, which correspond to the seven core                                                                                                                                                                                                                                                                                                                                                                           CENTER
                                                                                                                                                                                                                                                                                                                                                                                                                                     H O S P I TA L
                                                                                                                                                                                                                                                                                                                elements: Health and Wellness, Commercial Research and
                                                                                                                                                                                                                                                                                                                                                                                                                                                                        4TH ST SW                                                                                                                                                                                                                                                                                                                                    4TH ST SE
                                                                                                                                                                                                                                                                                                                Technology, Learning Environment, Hospitality and Convention,
                                                                                                                                5TH ST SW

                                                                                                                                                                                                                                                                                                                Sports and Recreation, Livable City, and Retail, Dining, and

                                                                                                                                                                                                                                                                                                                Entertainment. The Master Plan envisions these districts as



                                                                                                                                                                                                                                                                                                                                                                                                                                                                        5TH ST SW                                                                                                                                                                                                                                                                    EAST

                                                                                                                                                                                                                                                                                                                having overlapping boundaries to provide a strong integration

                                                                                                                                                                                                                                                                                                 Mayo Clinic


                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      3 R D AV E S W

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   2 N D AV E S W
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    6 T H AV E S W

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      5 T H AV E S W

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                4 T H AV E S W

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        1S T AV E S W
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  SHUTTLE LOT

                                                                                                                                                                                                                                                       4TH ST SE

                                                                                                                                                                                                                                                                                                                of uses. A closely knit mix of uses organized with suf cient




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         S AV
                                                                                                                                                                     FIRE                                                                                                                                       density will attract a diversity of users and provide a vibrant
                                                                                                                                                                                                                                                                                                                                                                                                          6TH ST SW
                                                                                                                                                                    HOUSE                                                                                                                                       downtown core along the two primary pedestrian corridors.
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     6TH ST SE


                                                                                                                                                                                                                                                                                                                         MAJOR ACTIVIT Y CENTER                       MASTER PL AN ZONE
                                                                                                                                                                                           SHUTTLE LOT                                                                                                                                                                                                                                                                                                                                                                                                                       LEARNING                                                                                                 LI VA BL E CI T Y

                                                                                                                                                                                                                                                                                                                         MAJOR CONNECTIONS                            TEN CORE BLOCKS

                                                                                                                                                                                                                                                                                                                                                                                                          7TH ST SW                                                                                                                                                                                                                                                                                                                                                                                                  7TH ST SE

     must become a                                                                                                                                                                                                                                                                               Mayo Civic Center
                                                                                                                                                                                                                                                                                                                         FOUR-BLOCK CORE ARE A                        HIGH-SPEED RAIL LINE                                                                                                                                                                                                                                                                                                                                               RESIDENTIAL
                                                                                                 7TH ST
                                                                                                          SW                                                                                                                                                                                                                                                          T R A N S P O R TAT I O N H U B
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                SPORTS &

                                                                                                                                                                                                                                                                                                                                                                                                                                                            8TH ST SW                                                                          RECRE ATION                                                                                                                                                                                                                                                           8TH ST SE

                                                                                                                                                                                                                                                                                                                         H E A LT H & W E L L N E S S                 S P O R T S & R E C R E AT I O N
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               SOLDIER’S FIELD

                                                                                                                                                                                                                                                                                                                         COMMERCIAL RESE ARCH                         R E TA I L , D I N I N G & E N T.                                                                                                                                          VETERANS

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       S . B R O A D W A Y AV E
                                                                                                                                                                                                                                                                                                                         & TECHNOLOGY



                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     WAY A V
                                                                                                                                                                                                                                                                                                                                                                      L I VA BL E CI T Y

     destination city                                                                                                                                                                                                                                                                            UMR

                                                                                                                                                                                                                                                                                                                         H O S P I TA L I T Y & C O N V E N T I O N
                                                                                                                                                                                                                                                            6TH ST SE

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      3 R D AV E S E
                                                                                                                                                                   S. B
                                                                                                                                                                                                                                                                                                                                                                                                           N        0          200   400              800
                                                                                                                                                                                                                                                                                                                         LEARNING ENVIRONMENT

                                                                                                                                                                                                                                                                                                                                                                                                                                                                        9TH ST SW
                                                                                                                                                                                                                                                                                                                38                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   9TH ST SE

     that offers patients                                                                                                                                                                                                                                  7TH ST

                                                                                                                                                                                                                                                                                  Two primary connection spines are created offering increased

                                                                                                                                                                                                                                   2ND AVE SE
     a welcoming

                                                                                                                                                                                                                                                                                       3RD AVE
                                                                                                                                                                                                                                                                                  density and diversity resulting in districts where redevelopment can


      H E A LT H & W E L L N E S S                 S P O R T S & R E C R E AT I O N                                                                                                                                                                           8TH ST

     environment where

      COMMERCIAL RESE ARCH                         R E TA I L , D I N I N G & E N T.

                                                   L I VA BL E CI T Y

                                                                                                                                                                                                                                                                                  be guided. Criteria for these districts include:
      H O S P I TA L I T Y & C O N V E N T I O N

      LEARNING ENVIRONMENT                         PA R K I N G

     they can seek                                                                                                                                                               D E S T I N AT I O N M E D I C A L C O M M U N I T Y      R O C H E S T E R , M I N N E S O TA   45

     treatment from one                                                                                                                                                                                                                                                           ■              Health and wellness
     of the world’s top                                                                                                                                                                                                                                                           ■              Commercial, research, and technology
     medical facilities. The city must create diverse, livable communities                                                                                                                                                                                                        ■              Hospitality and convention
     that attract medical professionals to it as a place to live and work.                                                                                                                                                                                                        ■              Learning environment
     Rochester has the opportunity to become a dynamic city where                                                                                                                                                                                                                 ■              Sports and recreation
     education, research, health, recreation, and entertainment
                                                                                                                                                                                                                                                                                  ■              Retail, dining, arts, and entertainment
     come together.
                                                                                                                                                                                                                                                                                  ■              Livable city
     In concert with the RDMP Mayo Clinic initiated the DMC planning
                                                                                                                                                                                                                                                                                  The DMC includes far-reaching recommendations for more than
     effort. Its primary focus was to make Rochester a world class
                                                                                                                                                                                                                                                                                  $5 billion in private investments including Mayo Clinic and other
     destination realizing that “…to become the world’s leading
                                                                                                                                                                                                                                                                                  developments, and a $585 million financing mechanism from which
     Destination Medical Center, Rochester must be a place that is not
                                                                                                                                                                                                                                                                                  a portion of the extraordinary costs can be funded.
     only a great medical community, but also a great city in which to
     live, work, collaborate, visit, play, and raise a family.”


                                                                                                                                                                                                                                                                                                                              1st Avenue NE
                                                                                                                           4th Street NW                                                                                                                                                                                                      4th Street
                                                                                                                                                                                                                                                                    Civic                                                                         NE

                                                                                                                                                                                                                                                                                                                                                    Civic Center
                                                                                                                                                                                                                                                                                          ter D

                                                                                                                           3rd Street NW

                                                                                                                                                                                                                                                 2nd Avenue NW
                                                                                                                                                                            6th Avenue NW

                                                                                                                                                                                                        5th Avenue NW

                                                                                                                                                                                                                           3rd Avenue NW

                                                                                                                                                                                                                                                                                                             2nd Street SE
                                                                                                                           2nd Street NW

                                                                                                                           1st Street NW                                                                                                                                                                     1st Street SE

                                                                                                                                                                                                                                                                                                                                                                                            Ma rive S
                                                             13th Avenue SW

                                                                                      12th Avenue SW

                                                                                                                           W Center Street

                                                                                                                                                                                                                                                                                                                                                                                                  Pa E
     14                                                                                                                    1st Street SW                                                                                                   Mayo
                                                                                                                                                                                                                                           Clinic                                                                                                                  Center

                                                                                                                          2nd Street SW

                                                                                                                                                                                                                                                                                                              1st Avenue SE
                                            14th Avenue SW

                                                                                                                                             7th Avenue SW

                                                                                                                                                             6h Avenue SW

                                                                                                                                                                                            5th Avenue SW
               16th Avenue SW

                                                                                                                           3rd Street SW
                                                                  St. Mary’s                                                                                                                                                                                                                                                                  Government

                                                                                                                           4th Street SW

                                                                                                                                                                                                                                                                          1ST Avenue SW
                                                                                                                                                                                                                                                    2nd Avenue SW


                                                                                                                                                                                                                                                                                                                                                                            4th Avenue SE

                                                                                                                                                                                                                                                                                                                                                                                                 5th Avenue SE
                                                                                                                           5th Street SW

                                                                              PROJECT AREA
                                                                                                                           6th Street SW

                                                                                                                           7th Street SW                                                                                                                                                                                                                               7th Street SE
                                                                                                       8 th S

                                                                                                             treet                                                                                                                                                                                                                                                     8th Street SE



     Key Landmarks                                                                                                                                                                                                      Soldiers


           0                    250   500     1,000                                                                        9th Street SW
                                            FEET                                                                                                                                                                                                                                                                                   9th Street SE

DMC Project Area – Incorporates areas of the RDMP Plan and Mayo Clinic Five Year Plan Update

                                                                                                                                                                                                                          Destination Medical Center Rochester, Minnesota
14                                                                                                                                                                                                                                             Infrastructure Master Plan
The DMC project area (shown on the facing page) has been             Costs were estimated using industry standard data and specific
established to generally relate to the areas encompassed by          cost estimates from the City of Rochester and other regional
the RDMP and Mayo Clinic Five Year Plan Update. Both of these        projects. Improvements are assumed to be phased during a
planning areas have been approved through a public process by the    20-year period and costs escalated based on an assumed phasing
City of Rochester.                                                   and financing model.

The DMC project area contains the major area of the DMC               Transportation
proposal; however, not all areas within the boundary are intended     Transit
to be redeveloped and there are some improvements, like transit       Public utilities
system elements and some roadway improvements, that would             Public space
extend outside the immediate project area.                Downtown development

The approach to identifying public infrastructure improvements
                                                                 Civic uses     Master Plan Report   June 2010

within the DMC project area is a delicate balance between
assessing the infrastructure necessary to support the growing
demand and providing a ground-level reality of some specific high-
value projects. The DMC project area was divided into seven broad
categories of infrastructure improvements listed to the right that
allowed this balance to be achieved. The following pages describe
the assumptions that were made in each of the seven categories.

Based on the estimated public infrastructure improvements, order
of magnitude project costs were developed. These project costs
include indirect costs, such as design and administrative costs,
as well as construction costs.

                                                                     City of Rochester RDMP

Transportation improvements make up a critical component of this          ■   Highway 14 and Highway 63 intersection
Infrastructure Master Plan. Improvements have been considered in          ■   Southeast transportation corridor acquisition
the following subcategories:                                              ■   Rochester International Airport expansion
■    Regional transportation                                              ■   Transit operations center bus facility
■    Downtown streets and sidewalks                                       ■   County State Aid Highway 34 reconstruction
■    Gateway streets                                                      ■   Highway 63 and County Highway 16 interchange (airport)
■    6th Street bridge over the Zumbro River                              ■   Highway 52 and County Highway 22 interchange (55th Street)/
                                                                              phase 2
■    Skyways and subways
                                                                          ■   Widening of County Highway 22 West Circle Drive
Regional Transportation                                                   ■   60th Avenue NW corridor preservation

Regional transportation improvements are those extraordinary              Funding of $47 million was approved in the sales tax reauthorization
improvements needed to maintain or improve access to increase             to support these
the number of patients, visitors, and employees that travel to            improvements but that
Rochester each year. These costs are above what the city can fund         funding will not support
through its ordinary CIP costs. As a result, the city included funding    100 percent of the costs. It
for several major infrastructure projects in the funding from the local   also is likely that additional
option sales tax extension. The following is a list of projects in the    improvements and/or
City of Rochester and Olmsted County identified in the Common             upgrades will be needed
Cents Rochester MN Sales Tax Reauthorization as being required.           within the 20-year period of
■    Highway 52 and 65th Street interchange                               the DMC. For this reason,
■    Northwest transportation corridor preservation                       we have estimated an

■    Highway 52 and County Highway 22 interchange (55th Street)/          additional $25 million in DMC funding that is required to
     phase 1                                                              support upgrades to the regional transportation system during
                                                                          the 20-year period.

                                                                                             Destination Medical Center Rochester, Minnesota
16                                                                                                                Infrastructure Master Plan
                                                                                                                                                                                                                                                                     Transportation continued

Downtown Streets and Sidewalks                                                                                                                                                                                                                                                                       63

                                                                                                                                                                                                                                                                                                                      1st Avenue NE
Pedestrian and vehicular circulation                                                                                                                        4th Street NW                                                                                                                                                              4th Street

                                                                                                                                                                                                                                                                                                                                             Civic Center
                                                                                                                                                                                                                                                                                          r Drive

improvements are those improvements needed                                                                                                                  3rd Street NW

                                                                                                                                                                                                              5th Avenue NW

                                                                                                                                                                                                                                                                                1ST AVENUE NW
                                                                                                                                                                                                                                                3RD AVENUE W
                                                                                                                                                                                                                              4 AVENUE W
in the DMC area to allow the downtown to

                                                                                                                                   e NW
                                                                                                                                                                                                                                                                                                                 2nd Street SE
                                                                                                                                                            2nd Street NW

function at a high level for patients, visitors, and

                                                                                                                                                                                                                                                                                                                 1st Street SE

                                                                                                                        12 th A
                                                                                                                                                            1st Street NW

employees traveling by car, bike, foot, or transit.

                                                                                                13th Avenue SW

                                                                                                                          12th Avenue SW
                                                                                                                                                            W Center Street                                                                W CENTER STREET

                                                                                                                                                                                                                                                                                                                                                                                                 Ma ive S
                                                          14                                                                                                                                                                                                   Mayo

                                                                                                                                                            1st Street SW                                                                                                                       1ST STREET E                                                   Center


With the level of development contemplated by                                                                                                               2nd Street SW

the DMC, it is likely that most major streets and

                                                                                                                                                                              7th Avenue SW

                                                                                                                                                                                              6th Avenue SW
                                                                  16th Avenue SW
                                                                                                                                                            3rd Street SW
                                                                                                        St. Mary’s                                                                                                                                                                                                                    Government
thoroughfares will be impacted during the                                                                                                                                                                                                                                                                                               Center

                                                                                                                                                                                                                                       4 STREET SW

20-year period. The streets and sidewalks within
                                                                                                                                                            4th Street SW

                                                                                                                                                                                                                                                                                                                                                               3 AVENUE SE
                                                                                                                                                                                                                                                                                                                                               2nd Avenue SE

                                                                                                                                                                                                                                                                                                                                                                                 4th Avenue SE
the DMC area are envisioned to be reconstructed                                                                                                             5th Street SW

                                                                                                                 PROJECT AREA
or rehabilitated following the philosophy of                                                                                                                6th Street SW

Complete Streets. The application of Complete          Legend

                                                                                                                                                                                                                                                                                                                       2ND AVENUE SE
                                                          Phase 1 Construction                                                                              7th Street SW                                                                                                                                                                                                    7th Street SE
                                                                                                                                                                                                                                                                                                                                        7TH STREET SE
                                                          Phase 2 Construction
Streets in the DMC area means that cars, bikes,                                                                                            8 th S

                                                          Phase 3 Construction                                                                   treet                                                                                                                                                                                                                       8th Street SE

                                                                                                                                                       SW                                                                                                                                                                               8TH STREET SE

                                                          Phase 4 Construction

pedestrians, buses, street cars, and any other


                                                          Key Landmarks


mode of transportation are all accommodated as
                                                                  0                250   500     1,000                                                      9th Street SW

part of a larger transportation plan. This does not                                            FEET                                                                                                                                                                                                                        9th Street SE

mean “all modes on all roads.” It does, however,
                                                                                                                                                                                                                                 Roadway Construction Phasing
mean a well thought out system of connecting routes for each mode
and accommodating these modes on the appropriate streets.                                                                                  storm sewer utilities, sidewalks, traffic signals, urban streetscape
                                                                                                                                           and landscape enhancements, pedestrian-scale lighting, medians,
The streets that are likely to be impacted include 25 lane-miles
                                                                                                                                           and on-street parking. To accomplish this, $92 million of street and
of roadway. It is expected to cost $3.68 million per lane-mile to
                                                                                                                                           sidewalk improvements would be needed during the 20-year period.
reconstruct the streets, including the associated water, sewer and

Transportation continued

It is assumed a majority of this funding is supported through           Skyways and Subways
ordinary CIP infrastructure investment and/or the existing tax
abatement district.                                                     The RDMP discusses the general topic of points of engagement
                                                                        and how the subway and skyways in the downtown impact where
Gateway Streets                                                         users have opportunities to interact. The need for protected subway
                                                                        and skyway connections is undeniable given the climate and the
Outside the DMC District are important streets that act as gateways,
                                                                        needs of the medical center; however, its negative effect on the
including Civic Center Drive, Broadway Avenue, and 12th Street SE.
                                                                        urban design and street life vitality also is well established.
These gateway streets are the main arterials into the city’s downtown
core and will need to accommodate a growing influx of people that       A combination of 15 new skyway and/or subway locations are
will more than double peak day demand. Improvements to these            assumed as part of the DMC plan. Enclosed, conditioned skyway
gateways are critical to accommodating visitors to Rochester and        structures and undesigned pedestrian subways can range from
defining it as a destination.                                           $7,500 per linear foot to $18,000 per linear foot. An industry
                                                                        standard is to use $12,500 per linear foot of skyway or subway.
It is estimated that improvements to Civic Center Drive and to
Broadway Avenue will cost $75 million. This does not include
                                                                                           Improvement                        Cost Estimate
widening, but does include other capacity improvements, landscaping
                                                                         Regional transportation                                $72 million
and upgrades to sidewalks, lighting, and wayfinding signing.
                                                                         Downtown streets and sidewalks                         $92 million
                                                                         Gateway streets                                        $75 million
6th Street Bridge over Zumbro River
                                                                         6 Street bridge over Zumbro River
                                                                                                                                 $6 million
The future residential/commercial area in the southeast area of the      Skyways and subways                                    $19 million
DMC warrants consideration of a multimodal connection across the                                    Total Transportation        $264 million
Zumbro River at 6th Street. This connection is contemplated in the
RDMP and will be an important vehicular and pedestrian connection
facilitating movement between districts and making land parcels
accessible and viable for development. A new bridge at this location
would cost approximately $6 million.

                                                                                           Destination Medical Center Rochester, Minnesota
18                                                                                                              Infrastructure Master Plan
                                                  Transportation continued

Points of Engagement   Recommended Subway and Skyway Improvements

Today, some 35,000 people                                               Initial Bus System Update
commute to downtown                                                     The city has an immediate need to upgrade its bus system and
Rochester each work                                                     shelters. The CIP has budgeted $29 million in the short term.
day and the city is host                                                However, the total cost estimate to do these types of improvements
to more than 3 million                                                  during the 20-year period is $40 million and includes purchasing
annual visitors. Mayo                                                   additional buses, bus shelters, downtown bus stops improvements,
Clinic estimates that more                                              vehicle pre-emption for buses, and revenue equipment.
than 60 percent of their
                              BRT Vehicle
workforce parks remotely                                                Long-Term Transit Strategy
and uses transit alternatives to commute into the downtown area.
                                                                        In the long-term, a comprehensive and coordinated system will
Employees, patients with special needs, and visitors access the
                                                                        be required that addresses the demands of commuters and
transit system to move between Mayo Clinic’s downtown and
                                                                        circulation of patients, employees, visitors, residents, and students
St. Mary’s campuses and to access parking, hotels, and other
                                                                        throughout the downtown core. Improvements to the existing
amenities throughout the city.
                                                                        transit network in Rochester were identified in the RDMP which
In the future, the DMC plan will more than double the number of         set a vision for 50 percent commute trips to be by a mode other
commuters and visitors to the downtown area. A robust transit           than single occupancy vehicle, including 23 percent by transit and
system will be required to handle the additional demand into the        defined transit priority corridors along 2nd Street SW, Broadway, and
downtown core of Rochester every day. Additional transit service will   4th Street SE.
help to control the demand for parking, provide better circulation
                                                                        The city’s RDMP recommended a transit strategy using bus rapid
within the core of Rochester, and mitigate the negative impacts of
                                                                        transit (BRT) for longer commuter trips and a downtown circulator
vehicular traffic, especially during peak periods, on the streets.
                                                                        for shorter trips within the downtown core. Together these two
Initially, certain upgrades to the current bus system are required to   modes will satisfy the increased travel demands during the 20 year
address immediate needs and demands that exist in the downtown          period. That is what is presented in the following pages.
today. Going forward, a higher level of transit system will be needed
to accommodate the travel demand.

                                                                                         Destination Medical Center Rochester, Minnesota
20                                                                                                            Infrastructure Master Plan
                                                                                                                         Transit continued

BRT                                                                    The RDMP recommended
                                                                       a preliminary circulator
BRT uses bus-like vehicles
                                                                       service on a 6.5-mile route
to provide a high quality
                                                                       within the urban core of
urban public transit
                                                                       Rochester on the following
system that strives to offer
                                                                       roadway segments:
a faster, more reliable
service as well as an                                                  ■   East-west line on 2nd
improved experience for                                                    Street that includes an
                                                                           initial phase between
commuters. BRT systems,
                                                                           St. Marys Hospital
like the HealthLine                                                        and downtown, with
in Cleveland, operate          Proposed BRT                                phased extensions       Proposed Downtown Circulator
vehicles that travel within dedicated lanes (BRT-heavy) or mixed           to Olmsted Medical
                                                                           Center and an existing park-and-ride west of TH 52
traffic (BRT-light) depending on the existing roadway constraints
and provide a high frequency all-day service. As identified in
                                                                       ■   North-south line on 3rd Avenue SE between the Olmsted
                                                                           County Fairgrounds and Civic Center Drive and continuing on
the RDMP an 11.2-mile BRT service could be implemented on                  Broadway north to the Northbrook Shopping Center
the transit priority corridors and serve longer commuter trips,
especially to and from park-and-ride lots.                             The downtown circulator system would require the construction of
                                                                       the maintenance facility that is adjacent to the corridor.
Downtown Circulator
Circulators operate in mixed traffic with closely spaced stops
                                                                       Transit Stations
usually one to two blocks apart. They could be similar to the local/   To encourage the use of transit in downtown Rochester, attractive
standard bus system, but are easily accessible and used for short      and comfortable transit stations must be developed. These will serve
trips within the urban core of Rochester.                              the daily commuter, but also must accommodate the millions of
                                                                       Mayo Clinic visitors who are less familiar with the city and probably
                                                                       less physically able to easily negotiate travel on the transit system.

Transit continued

Station design will be developed within the context of the location   Park-and-ride stations could be located at either surface parking or
of the station. Stations that are located in downtown Rochester and   structured parking depending on the space available and number
adjacent to medical facilities will likely have more amenities and    of stalls that are required for the station. Each park-and-ride would
upgraded shelters to accommodate the anticipated higher ridership     likely include general parking, ADA parking, and drop-off areas for
that would use these services throughout the day.                     buses and other vehicles.

Station construction for all of                                       Intermodal Station
the transit alternatives could
                                                                      The increased activity and improved multimodal transit system
include some combination of the
                                                                      creates the need for an intermodal station. The purpose would be to
following components:
                                                                      serve current bus transit as well as future BRT and circulator riders in
■    Off-board fare collection                                        one centralized facility and to optimize connectivity among the modes.
■    Level boarding (9-inch to 14-                                    Facilities of this kind servicing multiple modes of transportation cost
     inch curb loading height)                                        in the $40 million range.
■    Shelter
■    Climate controlled area
                                                                      Cost Estimates
■    Wayfinding, transit route maps                                   For each of the transit alternatives, a general cost per route foot
■    Leaning rails/benches                                            was established. These costs include guideway, station/stops,
■    Lighting                                                         maintenance/storage facility, civil/utilities, systems (power supply),
■    Communication systems/real-time signage                          ROW, vehicles, professional services, and contingencies.

■    Detectable warning pavers                                        Costs are based on information available from circulator and BRT
                                                                      studies in Minneapolis and St. Paul. Costs were estimated to be
■    Special pavements
                                                                      approximately $66.2 million per mile for the downtown circulator
■    Urban design/landscape features
                                                                      and $6.8 million per mile for the BRT system.
■    Trash receptacles
■    Bike racks

                                                                                        Destination Medical Center Rochester, Minnesota
22                                                                                                           Infrastructure Master Plan
                                                                                                                             Transit continued

         Improvement               Total Length      Cost Estimate       Ultimately, the alternative chosen will be determined by the actual

 Bus system upgrade                                    $40 million       need during the 20 year period by the approved Development Plan

 Downtown circulator                  6.5 miles       $430 million       and any funding will be subject to the approval of the Authority.
 BRT                                 11.2 miles        $76 million
                                                                                        Uses                    Transit           Roadway
 Intermodal station                                    $40 million        Bus system upgrade                  $40 million         $40 million
                                     Total Transit    $586 million        Circulator
                                                                          Improvements in right-of-way        $235 million       $100 million
Typically, federal funding is made available to support up to
                                                                          Utility relocation                  $65 million        $15 million
approximately 50 percent of transit systems. This percentage is
                                                                          Vehicles                            $75 million        $25 million
assumed to hold true for the DMC transit alternative. If federal          Structures                          $55 million        $190 million
funding is not available, this need and demand will remain.                           Circulator Subtotal     $430 million       $330 million
Alternative plans would need to be considered and it is likely state      BRT                                 $76 million        $76 million
and local participation would increase.                                   Intermodal                          $40 million        $40 million
                                                                                                    Total     $586 million       $486 million
An alternative strategy could be a more conventional roadway
and parking approach. The table below compares transit and                          Sources                     Transit           Roadway
conventional roadway scenarios. Total capital investment is higher        Federal Funding                     $253 million       $37 million
in the transit scenario than the conventional roadway scenario.           Local Funding                       $214 million       $214 million
However, federal funds are assumed to cover approximately 50              DMC Funding                         $119 million       $235 million
percent of the transit investment resulting in a lower state and local                              Total     $586 million       $486 million
capital investment in the transit scenario.
                                                                         Operating and maintenance costs for circulator and BRT systems are
                                                                         not included within the costs identified in the table above. Operating
In the conventional roadway scenario the costs of additional parking
                                                                         and maintenance costs are dependent on the transit type and could
structures would be required and downtown circulator vehicles
                                                                         range from $8-$25 million per year, per system.
would be replaced with a smaller number of traditional buses.

Public Utilities
To realize the vision                                                   Development of the DMC area is anticipated to require construction
of a vibrant, active                                                    of sanitary trunk sewer and storm sewer reliever lines. Based on
downtown that is                                                        the additional area of development, it is estimated that
attractive, utilities                                                   approximately $25 million in sanitary and storm trunk sewer
above ground and                                                        reliever lines will be required as outlined in the table below.
underground will need
to be upgraded. Current                                                                         Project
district utilities will                                                  12th Avenue SW-NW Relief Line - 2nd Street SW to
                                                                                                                                   $2.0 million
need to be relocated                                                     2nd Street NW
as well as systems                                                       Cooke Park Relief Line - 8th Avenue NW at South
                                                                         Side Civic Center Drive to 7th Avenue NW at South         $2.5 million
upgrades and/or new
                                                                         Side of 7th Street
systems installed to facilitate development and investment in the
                                                                         Goose Egg Park Relief Line - 6th Avenue NW at
downtown area. It is estimated that approximately $40 million                                                                      $4 million
                                                                         5th Street to 2nd Avenue NW at 12th Street
will be required to support the extraordinary costs associated           2nd Avenue NW Relief Line - 2nd Avenue NW at
                                                                                                                                   $3 million
with these improvements. The balance of costs are assumed to             3rd Street to 6th Avenue NW at 5th Street
be supported through the ordinary user fees that are charged to          7th Avenue SW-NW Relief Line - 7th Avenue SW at
                                                                                                                                   $5.5 million
                                                                         2nd Street to 6th Avenue NW at 5th Street
private development in the downtown area.
                                                                         6th Avenue SW Relief Line - 6th Avenue SW at
                                                                                                                                   $2 million
                                                                         4th Street to 7th Street SW at 2nd Street
One indicator of an attractive downtown is that all utility lines are
                                                                         6th Avenue SW Relief Line - 6th Avenue SW at
underground, but, in some locations the existing power, telephone,                                                                 $1.5 million
                                                                         5th Street to 4th Avenue SW at 6th Street
and cable utilities are above ground. To relocate these utilities,       Broadway Avenue South-North - Broadway at
                                                                                                                                   $3 million
underground typically costs between $1 million and $2 million per        4th Street South to Broadway at 1st Street North
mile in an urban/downtown area. It is estimated that the cost to         7th Avenue SW-NW Avenue Relief Line - 7th Avenue
                                                                         SW at 2nd Street to Cascade Creek at 7th Avenue           $1.5 million
relocate overhead utilities underground in the DMC area would be
                                                                         NW at 4th Street
cost approximately $13 million.                                                                                         Total      $25 million

                                                                                          Destination Medical Center Rochester, Minnesota
24                                                                                                             Infrastructure Master Plan
                                                                           Public Utilities continued

Wastewater treatment plant upgrades will be required to
accommodate the accelerated population and workforce growth in
the DMC area. Wastewater treatment plan upgrades are paid based
on accumulated Plant Investment Fees paid by private developers
and monthly sewer charges paid by all utility customers. No
extraordinary costs are anticipated for wastewater treatment
plant upgrades.

Water and electric utility services are a public enterprise and
their funding is based on user fees. No extraordinary costs are
anticipated for water or electric utilities, other than the cost to move
overhead power underground, as identified above.

                  Improvement                        Cost Estimate
 District utility upgrades/relocation                  $40 million
 Relocate overhead utilities underground               $13 million
 Sanitary and storm sewer trunk lines                  $25 million
                         Total Public Utilities        $78 million

Public Space
Public space, for purposes of this Infrastructure Master Plan,                     Green corridors are slightly less urban than corridors on which
is considered open space, public plazas, green corridors,                          public plazas might be expected. The one-way pair of 3rd and 4th
Riverwalk extensions and trails. Recreational space is considered                  Avenues creates a green corridor opportunity. The green corridor
in a later section.                                                                will include increased landscaping with appropriate soil correction
                                                                                                                       GOOSE EGG PARK

                                                                                   to ensure healthy plantings.
Open Space                                                                                                               J.R. COOKE
                                                                                                                         PARK                                                                                                                                            SILVER LAKE

There are a number of open space amenities in downtown

                                                                                                                                                                                                                                                   I VE
Rochester including the Zumbro River and Soldiers Field. The


                                                                                                                                                                               ER DR                                                            OAKWOOD
opportunity for improvements to the open space infrastructure is                                                                                                                                                                                CEMETERY
                                                                                      KUTZKY PARK
to connect and integrate these amenities. The benefit of any of

                                                                                                                                                                                                                    W SILVER LAKE DRIVE
                                                                                                                 2ND ST NW                                                   PARK

the open space elements is the attraction that it creates and the                                                                                                                                                                                            FIELD

                                                                                              11TH AVE SW
                                                                                                                 W CENTER ST
increased value of properties surrounding them. Furthermore, the                                                                                                                                                                                           E CENTER ST

higher the residential population the more demand will be created
                                                                                                                 2ND ST SW
for these open space amenities.                                                                                                                                                                                                                                PARK
                                                                                                            ST MARY’S
                                                                                                            PARK                                                                                                                          T
Public plazas are envisioned along urban streets, especially 1   st
                                                                                         ST MARY’S                                                                                                                  CENTER 4TH ST SE

                                                                                                                                                                                                     BROADWAY AVE
                                                                                                                 4TH ST SW

Avenue. These could include urban pocket parks, areas between

                                                                                                                                                                                  1ST AVE SW
                                                                                                                               7TH AVE SW

                                                                                                                                            5TH AVE SW

                                                                                                                                                              3RD AVE SW

                                                                                                                                                                                                                                              3RD AVE SE
buildings, and space incorporated into a parcel redevelopment
                                                                      10TH ST SW
                                                                                                                 6TH ST SW
                                                                                                                                                                                                                                                      6TH ST SE
(indoors or outdoors). These public plazas will have a higher level
of finish in terms of paving and surface treatments and will offer                                               8TH ST SW                                                                                                                                 8TH ST SE

art and sculpture.                                                                   URBAN DESIGN FRAMEWORK
                                                                                                  RIVER                                                  FIELD
                                                                                                  GREEN CORRIDOR/OPEN SPACE
                                                                                                  ACTIVE CONNECTIONS
                                                                                                  ACTIVE STREETS + PLAZAS                                                                                                                                         N
                                                                                                  TRANSIT CORRIDOR
                                                                                                  STREET EDGES

                                                                                   THE URBAN DESIGN FRAMEWORK RELIES ON A SYSTEM OF STREETS AND WELL-DESIGNED DENSITY TO SHAPE THE PUBLIC REALM
                                                                                   Urban Design Framework

                                                                                                                        Destination Medical Center Rochester, Minnesota
26                                                                                                                                           Infrastructure Master Plan
                                                                                                                    Public Space continued

The Riverwalk in Rochester is a very positive amenity. Extensions          This space also needs to be usable 365 days a year. This space
to this system are encouraged to make it a better used facility and        does not exist today. In the summer, many people gather at Peace
one that serves walking trips, not just offers a pleasant walk. An         Plaza, but during inclement weather, people take to the skyway and
extension to areas where residential development is envisioned             subways with no central non-clinical spot to gather.
allows the Riverwalk to be a significant recreational facility, as well.
                                                                           This problem is not unique to Rochester. Many destination cities
Trails are the connecting elements of the open space plan. A               have created inventive solutions to the specific challenges they’ve
comprehensive trail system should connect Soldiers Field with              faced to provide a comfortable place and experience for visitors
the downtown street grid, but also to the Riverwalk and other              and residents alike. The DMC plan will look to identify viable
residential neighborhoods. These trails in the urban setting are           locations and develop a strategy to address this need in the market.
probably wide, hard surfaces, but also could include additional            A cost allocation of $78 million has been developed based on
widths with softer materials for the serious runner.                       a programmatic summary of the area and basic elements that
                                                                           would be required to support this type of space. A few examples of
Other Public Space                                                         similar public spaces that have been successfully executed in other
More than 3 million people visit Rochester each year. Some stay a          destination cities are outlined below and on the following pages.
day, some a week, and some months. Mayo estimates that 70 percent
of the patient’s time is spent outside of the clinic meaning that the
experience they have in the community heavily influences their
overall experience and impression of the destination.

All of the planning efforts in downtown Rochester have identified a
need to create public activity centers that can help define the non-
clinical experience in Rochester. These centers should be proximate
to Mayo Clinic but also must serve the other visitor, employment,
student, and resident populations within the downtown core.

Public Space continued

Structure                                                                   Internal Amenities
It is anticipated that these                                                This type of public activity space would include landscaping,
public spaces will need to                                                  specialty lighting, furniture, water features, and specialty paving.
be enclosed. Steel is a likely
structure with a significant
height and mass to afford the                                               Exceptional landscaping would create outdoor-like public spaces

sense of being in open space.                                               that would be protected from the elements. Plant material within

A significant percentage of the                                             the enclosure would help soften noise, create a more relaxed

structure will be curtain wall to                                           environment, improve air quality, and bring large-scale features down

allow light infiltration and the                                            to a pedestrian scale.

architecture will need to create                                            Specialty Lighting
a sense of space.
                                                                            Lighting would not only be used for functional purposes, but would
Mechanical systems will                                                     highlight special features and create a unique atmosphere. Fixtures
be included to provide roof                                                 would be chosen that contribute to the character of the space.
drainage, heating, ventilation,                ©Stephen Bay/Bayimages.net

and cooling. It is anticipated
that a forced air system will be used for the heating, ventilation, and
cooling using boilers, chillers, and supplemental radiant heat.

Electrical systems will include electrical distribution and
general lighting.

                                                                                              Destination Medical Center Rochester, Minnesota
28                                                                                                                 Infrastructure Master Plan
                                                                                                                   Public Space continued

                                                                          Cost Estimate
                                                                          Costs for the atrium structure including mechanical and electrical
                                                                          systems are estimated to be $625 per square foot of covered area.
                                                                          Costs for the internal amenities as described are expected to be $150
                                                                          per square foot of area covered. Additionally, open space costs for
                                                                          public plazas, riverwalk extensions, and trails are presented.

                                                                                             Improvement                         Cost Estimate
                                                                           Public spaces                                           $78 million
                                                                           Green corridors                                         $6 million
Furniture                                                                  Riverwalk extensions                                    $13 million

Benches, tables, and chairs would be used to create places for             Trails                                                  $6 million
people to spend their time. It also would improve accessibility by                                        Total Public Space      $103 million
creating places for people to rest within the space.
                                                                          Larger indoor spaces with more amenities can be funded through
Water Features                                                            private contributions or other funding sources.

Water is an important element of Minnesota’s history and culture, and
features celebrating this would be located in key spaces of the atrium.
Water features also would create peaceful and soothing background
noise, contributing to an atmosphere of healing.

Specialty Pavements
Special pavements would be used to accent the other amenities of
the atrium and highlight it as a downtown pedestrian core.

Parcel Development
Kimley-Horn has undertaken
an in-depth assessment of the
planning area to identify the costs
that may be associated with parcel                                                                                                                     4th Street NW
                                                                                                                                                                                                                                                              ter D

redevelopment. This assessment                                                                                                                  3rd Street NW

considered factors such as existing                                                                                                    2nd Street NW                                                                               2nd Street SE

                                                                                                13th Avenue SW

                                                                                                                 12th Avenue SW
                                                                                                                                       1st Street NW                                                                                                                 1st Street SE
conditions, age of buildings,
                                                              52                                                                       W Center Street
intensity of the development likely

                                                                                                                                                                           6th Avenue SW
                                                                                                                                                           7th Avenue SW

                                                                                                                                                                                                                                                                                                                            Ma rive S
                                                                                                                                                                                                                                                                              1st Avenue NW

                                                                                                                                                                                                                                                                                              Civic Center

                                                                                                                                       1st Street SW                                                                        Mayo


                                                                                                                                                                                                                                                                                                                                  Pa E
                                                                                                                                                                                                                            Clinic                                                                            Civic
to occur, and site specific factors

                                                                                                                                       2nd Street SW

such as expected environmental

                                                                                                                                                                                            5th Avenue NW

                                                                                                                                                                                                                                   2nd Avenue SE
                                                                                                                                                                                                            4th Avenue NW

                                                                     16th Avenue SW
                                                                                        St. Mary’s                                     3rd Street SW
conditions to develop an overall                              14                                                                       4th Street SW

assessment of the key factors that


                                                                                                                                                                                                                                                                                                                            4th Avenue SE

                                                                                                                                                                                                                                                                                                                                             6th Avenue SE
                                                                                                                                                                                                                                                                                                             3 Avenue SE
                                                                                                                                       5th Street SW

may impact the planning area and                                                      PROJECT AREA
                                                                                                                                       6th Street SW

to estimate the costs that may                                                                                                         7th Street SW
                                                                                                                                                                                                                                                                                                                            7th Street SE

be associated with each. Density        Legend

                                           Density Zone 1                                                                                                                                                                                                                                                                   8th Street SE

zones were identified to establish

                                           Density Zone 2                                                                                                                                                      Field

                                           Density Zone 3
a hierarchy of development and             Previously Developed in
                                           Earlier Phase                                                                                                                                                                                                                                                                   9th Street SE

the most likely concentrations             Community Anchors

of intensity. A standard cost was
                                                 0    250   500          1,000

then developed estimating the                                          FEET

proportion of sites within the
                                                                                                                                                                                                                                                                                                                                            Density Zones
subject area that may require
assistance in specific categories and the land area and square                                                                    Cost estimates were then developed applying actual cost data
footage of each to ascertain the proportion of funding requests that                                                              from similar types of projects in the region and industry standard
may occur in each density zone.                                                                                                   cost ratios.

                                                                                                                                                                                           Destination Medical Center Rochester, Minnesota
30                                                                                                                                                                                                              Infrastructure Master Plan
                                                                                                        Parcel Development continued

The DMC is an economic development strategy that will be               A unit price of $8.00 per square foot for buildings and $2.00 per
executed during a 20-year period. The DMC is a funding source          square foot for parking lots were used to estimate costs (in 2012
to facilitate strategic infrastructure improvements and economic       dollars). Demolition costs can vary significantly based on several
development in the city. The DMC does not have its own zoning          factors such as haul distance, salvage value of the buildings
authority. All projects contemplated under the DMC must conform        contents, dump fees, and existing working conditions.
to Rochester’s zoning code and must follow the city’s entitlement
                                                                       Our analysis estimated the total demolition costs during the
process, which includes public hearings to receive approvals for a
                                                                       20-year period. This amount has been discounted to reflect that
project to move forward.
                                                                       only 80 percent of the demolition costs (approximately $25 million)
No specific parcels have been slated for redevelopment at this time.   would be funded by DMC funding. The balance would come from
                                                                       private or other sources.
Funding for Demolition
The DMC planning area encompasses a majority of the downtown           Funding for Environmental Remediation
core which today includes a mix of existing buildings, parking         Based on the age of the parcels within the specified development
structures, and surface parking lots. The DMC plan assumes a           zones, it was assumed that a certain proportion of the area
significant amount of development will occur in this area in the       demolished also would require environmental remediation.
next 20 years. It is assumed that the Authority may prepare certain
                                                                       Environmental remediation costs were established based on unit
parcels for development and/or provide support to certain catalytic
                                                                       pricing for buildings and parking lots. A unit price of $8.50 per
projects that require demolition.
                                                                       square foot for buildings and $2.00 per square foot for parking
Demolition costs were established based on a unit pricing for          lots (in 2012 dollars) were used to estimate costs. Environmental
buildings and parking lots. The basis of this pricing is actual        remediation costs can vary significantly based on several factors.
contract unit prices for large projects currently under construction
as well as conversations with demolition contractors.

Parcel Development continued

Our analysis estimated the total environmental remediation costs      Based on the analysis, it was estimated that approximately
during the 20-year period. This amount has been discounted to         $14 million may be applied to stormwater management.
reflect that only 80 percent of the environmental remediation costs
(approximately $21 million) would be funded by DMC funding. The       Site Costs
balance would come from private or other sources.                     Site costs represent costs associated with the assembly and
                                                                      preparation of land parcels for development. Site preparation may
Stormwater Management                                                 include items such as grading, earth retention, placement of footings/
Upon redevelopment, new developments will be required to              foundations, and other infrastructure that relates to preparing sites
provide stormwater detention in accordance with local ordinances.     for development. We have estimated these costs as an offset to the
Given the urban nature of the redevelopment zones and the             extraordinary costs of land in the downtown market. An analysis of land
extraordinarily high land values, the most likely storm detention     sales in the last several years shows that land is trading at 210 percent
solution is underground storage.                                      more than their assessed value. In contrast to the premium for land in
                                                                      the downtown area, rental rates are not high enough to compensate for
Once the percentage of parcels to be redeveloped was established,
                                                                      the extraordinary premium to purchase land. As a grander DMC master
it was assumed 100 percent of those parcels would require
                                                                      plan continues to take shape, it is likely that land prices will be pushed
underground detention to conform to the local stormwater
                                                                      to even greater premiums. To spur development in the downtown area,
management ordinance.
                                                                      land assembly may be required for certain catalytic parcels.
Required detention volumes were estimated for each parcel based
                                                                      To determine the appropriate funding allocation, the most recent
on a detention rate of 0.5 acre-foot of storage for every one acre
                                                                      building transactions within the redevelopment zones were reviewed.
of parcel area. This unit rate reflects the high impervious nature
                                                                      The sales value per recent transactions was compared to assessed
of the proposed developments. Unit pricing of $350,000 per acre-
                                                                      land values and the difference was deemed to be the average unit
foot of required detention volume was used to estimate the cost of
                                                                      price premium based on the area of the land.
constructing the basins. These rates are based on historical values
experienced on similar projects.

                                                                                         Destination Medical Center Rochester, Minnesota
32                                                                                                            Infrastructure Master Plan
                                                                                                  Parcel Development continued

The estimated unit price premiums vary from $65 - $160 per foot
                                                                          Improvement                        Cost Estimate
depending on the area within the downtown.
                                                                  Demolition                                  $25 million
Based on our analysis, it was assumed $71 million may be needed   Environmental                               $21 million
during the 20-year period for site costs.                         Stormwater management                       $14 million
                                                                  Site costs                                  $71 million
                                                                         Total Parcel Development             $131 million

                                                                                       Impacted Parcel Percentage
                                                                   Development             Total Parcels      Impacted Parcels
                                                                    Focus Area            #      Area(SF)    Area(SF)          %
                                                                          1               105    1,861,638   1,184,539       63.63%
                                                                          2               173    1,489,673    304,820        20.46%
                                                                          3               230    4,406,066   1,836,107       41.67%
                                                                               Total      508    7,757,377   3,325,466       42.87%

Parking Analysis                                                          Based on these calculations, the total demand for parking to
                                                                          support the DMC Plan is approximately 6,400 spaces. Sharing
The table on this page outlines the type of uses contemplated for
                                                                          parking among complementary uses can save up to 10 percent of
the project and provides an industry standard estimate of parking
                                                                          the total demand in downtown settings with a mix of uses, so the
demand for each use. Assumptions as to appropriate parking rates
                                                                          net parking demand is closer to 5,800 spaces. This includes public
are summarized on the adjacent table:
                                                                          and private parking which will be satisfied in underground facilities
■    Research, technology, office — rate of 2.0 spaces per thousand       and above ground parking structures.
     square feet was used as a blend of the three similar and
     integrated uses
                                                                                               Parking Demand Calculations
■    Retail and entertainment — rate of 3.0 spaces per thousand
     square feet reflects the urban setting and the availability of on-                                                            Parking
                                                                               Districts          Rate     Square         Units
     street parking in these districts                                                                                             Demand
■    Hotel/hospitality — rate of 1.1 spaces per room incorporates          Research,
                                                                                                   2.0        885           -        1,770
     meeting rooms and other ancillary facilities                          technology, office
■    Learning center — rate of 2.0 spaces per thousand square feet         Retail and
                                                                                                   3.0        295           -         885
     reflects that much of the learning center patrons also will be a      entertainment
     part of the Mayo Clinic or UMR, and have parking available to
                                                                           Hotel/hospitality       1.1        800         1,000      1,210
     them in those facilities

■    Residential — rate of 1.0 space reflects a high density urban         Learning center         2.0        411           -         822
                                                                           Residential             1.0       1,600        1,600          -
■    Intermodal station — rate of 3.0 spaces per thousand square
     feet will accommodate visitors and employees to this facility         Intermodal
                                                                                                   3.0        30            -          90

                                                                               Total demand         -          -            -        6,377

                                                                                             Destination Medical Center Rochester, Minnesota
34                                                                                                                Infrastructure Master Plan
                                                                     Parking continued

It is assumed approximately 3,300 of the spaces will be
accommodated within developments. It is assumed 2,500 of the
spaces will be shared public spaces which require financing by the
city and the DMC funding.

Parking will be located in a dense urban area where land cost is
at a premium. As such, parking associated with new development
will need to be developed in the most efficient way possible to
maximize the use of the site. This is assumed to result in a 40
percent/60 percent split in above-grade and below-grade parking.

            Spaces               Cost per space     Cost estimate
 1,000 above ground structures       $40,000          $40 million
 1,500 underground                   $60,000          $90 million
                                            Total    $130 million

                                                            Civic Uses
                                                            Civic uses are critical                                                                                                                                                                                                                                                                                                                                                                   Mayo Civic Center

                                                                                                                      6 T H AV E N W

                                                                                                                                               5 T H AV E N W

                                                                                                                                                                4 T H AV E N W

                                                                                                                                                                                  3 R D AV E N W

                                                                                                                                                                                                                 2 N D AV E N W

                                                                                                                                                                                                                                                           1S T AV E N W


                                                                                                                                                                                                                                      PA R K




                                                            components to

                           2ND ST NW

                                                                                                                                                                                                                                                                                                                                                                                                                                                      Rochester is proposing an $82 million expansion of the Mayo Civic


                                                                                                                                                                                                                                                                                                                                                1S T AV E N E

                                                                                                                                                                                                                                                                                                                                                 S AV
                                                                                                                                                                                                                                                                                                                                                                                                                                      AY O
                                                                                                                                                                                                                                                                                                                                                                                                                                    M AYO F I E L D

                                                            the fabric of great
                           1S T S T N W                                                                                                                                                                 ROCHESTER

                                                                                                                                                                                                                                                                                                                                                                                                                                                      Center. This expansion is an important element of the DMC strategy
                                                                                                                                                                                                         H O S P I TA L
                           W. C E N T E R S T                                                                                                                                                                                                                                                                                                                                                                             W. C E N T E R S T

                                                            destination cities. The
                                                                                                                                                                                                                                                                                                                            HOSPITA LIT Y &

                                                                                                                                                                                                                                                                                                                                                                                                                                                      as it will drive new visitation to the market; contribute to the
                                                                                                                                                                                                                                                                                                                             C O N V E N T I ON
ng studies have                                                                                                                                                                                     BUILDING
                                                                                                                                                                                  HEALTH &                                                                                                                                                                                                        AY
                                                                                                                                                                                                                                                                                                                                                                                                M AY O C I V I C
city’s 2004                1S T S T S W                                                                                                                                                                                                                                                                                          1S T S T S E                                                   CONVENTION

                                                                                                                                                                                                                                                                                                                                                                               2 N D AV E S E
                                                                                                                                                                                  WELLNESS                                                                                                                                                                                                        CENTER
 Master Plan
                                                            DMC plan is founded                                                                                                         YO
                                                                                                                                                                                     M AY O

                                                                                                                                                                                                                                                                                                                                                                                                                                                      viability of private investment in hotels, retail, and entertainment
s: the Medical/
Street Mixed-              2ND ST SW                                                                                                                                                                                                                                                                                      2ND ST SE

                                                            on the principle that                                                                                                                                                                                                                                                                                                                                 ZUM

                                                                                                                                                                                                                                                                                                                                                                                                                                                      uses; and provide much needed facilities to support the expansion

                                                                                                                                                                                                                              COMMERCI A L RE SE A RCH

                                                                                                                                                                                                                                                                                           URBAN RESIDENTIAL

                                                                                                                                                                                                                                                                           LI VA BL E CI T Y

                                                                                                                                                                                                                                 & T E C H N O L O GY

                                                                                         3RD ST SW
                                                                                                                                                                HE A LT H &                                                                                                                                                3RD ST SE
ns the
even core
                                                            the DMC has three
                                                        M A RY S
                                                      H O S P I TA L
                                                                                                                                                                W E L L N E SS                                                                                                                                                                                       GOVERNMENT
                                                                                                                                                                                                                                                                                                                                                                                                                                                      of Rochester as a DMC. The city is proposing to fund this expansion
rch and

                                                                                         4TH ST SW                                                                                                                                                                                                                                                                                                                                  4TH ST SE
ing, and
tricts as
                                                                                                                                                                                                                                                                                                                                                                                                                                                      through a 3 percent increase in hotel taxes in the market. In
                                                            Clinic, the Mayo
                                                                                         5TH ST SW                                                                                                                                                                                                                                                                  EAST
ntegration                                                                                                                                                                             3 R D AV E S W

                                                                                                                                                                                                                    2 N D AV E S W
                                                                                                     6 T H AV E S W

                                                                                                                                       5 T H AV E S W

                                                                                                                                                                 4 T H AV E S W

                                                                                                                                                                                                                                                                                                                                                                                                                                                      addition, the budget assumes ongoing CIP expenditures for the

                                                                                                                                                                                                                                                         1S T AV E S W
                                                                                                                                                                                                                                                                                                                                                                 SHUTTLE LOT
uf cient


                                                                                                                                                                                                                                                          S AV
a vibrant                                                                                                                                                                                                                                                                            FIRE

                                                            Civic Center, and
orridors.                  6TH ST SW

                                                                                                                                                                                                                                                                                                                                                                                                                                                      civic center.
                                                                                                                                                                                                                                                                                                                                                                                                                                    6TH ST SE



                           7TH ST SW
                                                            the campus of UMR;                                                                                                                                                                LEARNING                                                                                               LI VA BL E CI T Y
                                                                                                                                                                                                                                                                                                                                                                                                                                    7TH ST SE


                                                            however, for these
                                                                                                                                                                 SPORTS &
                                                                             8TH ST SW                                                                          RECRE ATION                                                                                                                                                                                                                                                         8TH ST SE

 S & R E C R E AT I O N
                                                                                                                                                                SOLDIER’S FIELD

                                                            three anchors to be
L , D I N I N G & E N T.                                                                                                                                          VETERANS
                                                                                                                                                                                                                                                                                                        S . B R O A D WAY AV E

                                                                                                                                                                                                                                                                                                                      WAY AV


                                                                                                                                                                                                                                                                                                                                                                                                     3 R D AV E S E
                            N        0          200   400              800

                                                            viable, there needs to
                                                                                         9TH ST SW
                                                                                                                                                                                                                                                                                                                                                                                                                                    9TH ST SE

                                                            be a secondary layer
                                                            of civic, cultural, and historic experiences in the downtown core.

                                                            This Infrastructure Master Plan contemplates the initial funding
                                                            of the Mayo Civic Center and then provides an allocation for
                                                            additional funding that may be used to support the future civic uses
                                                            as demand grows.
                                                                                                                                                                                                                                                                                                                                                                                                                                                       Image courtesy Mayo Civic Center

                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Destination Medical Center Rochester, Minnesota
                                                            36                                                                                                                                                                                                                                                                                                                                                                                                                                   Infrastructure Master Plan
                                                 Civic Uses continued
                                                                                                        Cost Summary
Other Civic Uses                                                        The following table summarizes the order of magnitude cost
As Rochester grows as a destination, so will the demand for civic       estimate for public infrastructure improvements related to the
and cultural amenities. These amenities are an important part of        DMC plan. These improvements are assumed to be phased during
the strategy to transform Rochester from what is now considered a       a 20-year period. Costs have been escalated based on an assumed
medical campus to a dynamic urban environment. These elements           phasing and financing model.
may include museums, music venues, parks, and recreational
                                                                             Infrastructure Element                Cost Estimate
venues or similar types of public amenities to support the
                                                                         Transportation                              $264 million
expansion of visitation in the downtown core.
                                                                         Transit                                     $586 million
Part of the culture of any great city is its historic assets. It is      Public utilities                            $78 million

contemplated that as development occurs, certain assets will be          Public space                                $103 million

preserved, rehabilitated, and renovated in the downtown. DMC             Parcel development                          $131 million
                                                                         Parking                                     $130 million
funding may be used to support a portion of these costs to make
                                                                         Civic uses                                  $172 million
projects that may be otherwise infeasible due to economics and/or
                                                                                                   Total            $1,464 million
the condition of the properties.

All DMC funding requests will be subject to the review and
approval of the Authority for their compliance with the stated goals
of the development plan.

                  Civic Uses                          Cost Estimate
 Mayo Civic Center                                     $106 million
 Parks, recreational areas                              $6 million
 Other civic uses                                       $60 million
                              Total Civic Uses         $172 million

Funding Sources
In total, the infrastructure required to support the level of growth   The DMC costs total $585 million, approximately $525 million is
anticipated from Mayo Clinic and Rochester is anticipated to           proposed to come from the State of Minnesota, approximately
exceed $1.464 billion. The funding sources which have been             $60 million from the local jurisdictions including $20 million which
identified to support these costs include:                             was approved as part of the local option sales tax reauthorization.
                                                                       The table below illustrates how these funds may be distributed
■    DMC funding
                                                                       among the identified cost categories.
■    City infrastructure funding
     ■   Ordinary CIP funding                                               Infrastructure Element                     Funding
     ■   Extraordinary city sources (existing)                          Transportation                                $91 million
■    Federal funding for transit                                        Transit                                      $119 million
                                                                        Public Utilities                              $78 million
■    State DOT agreement
                                                                        Public Space                                  $57 million
Featured in this section is a discussion of each of these potential     Parcel Development                           $121 million
funding sources and the ability to use funds to pay for the             Parking                                       $90 million
infrastructure costs identified.                                        Civic Uses                                    $29 million
                                                                                                    Total            $585 million
DMC Funding
                                                                       The budget outlined above is an order of magnitude cost estimate
DMC funding is to cover extraordinary costs associated with
                                                                       of costs that may be incurred during the 20-year period. This
the expansion of Mayo Clinic and other new businesses and
                                                                       budget does not identify specific projects that have or will be
investment in the downtown area. This funding extends beyond
                                                                       approved. Instead, it provides an outline of the type of expenditures
what the city could typically fund as part of the CIP or through
                                                                       that may be supported over time to support employment growth
other extraordinary sources such as additional hotel tax, sales tax,
                                                                       and visitation in Rochester related to the DMC. Any budget will
or tax abatement.
                                                                       be reapportioned over time to meet the specific elements of the
                                                                       development plan and any updates thereto.

                                                                                           Destination Medical Center Rochester, Minnesota
38                                                                                                              Infrastructure Master Plan
                                                                                                            Funding Sources continued

Both the development plan and any specific funding requests will       The ordinary costs the city would allocate in the DMC area during
also be subject to Authority approval. The City of Rochester shall     the next 20 years is estimated at $339 million. This funding estimate
also have the right of approval over the Development Plan for its      is escalated for time and incorporates the population growth that is
consistency with the city’s Comprehensive Plan and will approve        assumed to occur as part of the DMC initiative.
all specific projects through its established capital improvement
                                                                       Other Extraordinary City Sources (Non-DMC)
budget and/or entitlements process.
                                                                       In addition to the $60 million of DMC funding, the City has
Other City Infrastructure Funding                                      committed to other extraordinary funding to support the growth of
                                                                       Rochester. These sources include sales tax, tax abatement, and a
Historically, the City of Rochester has funded both ordinary
                                                                       hotel tax, as well as other sources which have not been identified.
and extraordinary infrastructure costs to support the regional
employment and visitation base in Rochester. When taken in total,
                                                                       SaleS Tax Revenue
it is assumed the city will support a cost of approximately $660
million in infrastructure spending over the next 20 years to support   In November 2012, the voters in Rochester reauthorized the half

the growth of Rochester. This funding includes funding outlined in     cent local sales tax to support capital projects in the community

the paragraphs below.                                                  benefiting the DMC area as summarized in the table below.

Ordinary CIP Funding                                                       Common Cents Funding                          Funds
                                                                        Access and transportation                    $47 million
The City of Rochester typically has spent $56 million annually on
                                                                        Streets and sidewalks                         $8 million
capital improvement projects, based on an average spending from
                                                                        DMC initiative                               $20 million
the City of Rochester CIP published for the years 2008 through
                                                                                                    Total            $75 million
2013. Those capital improvement projects encompass public
improvements throughout the city including streets, sewers, parks,     Note, the $20 million in DMC funding is part of the funding source
transit, the Rochester International Airport, and the civic center.    for the $585 million DMC funding proposal.
Ordinary costs in the DMC area are estimated to be 20 percent of
total city spending, based on historic funding levels.

Funding Sources continued

Tax abaTemenT                                                         Federal Funding
The City of Rochester has used tax abatement in the 40-block          Most transit projects have a significant federal funding component.
downtown area to generate revenue to support implementation           The Federal Transit Administration (FTA) has a very prescribed
of the Downtown Master Plan. Tax abatement generates                  process for justifying and defining the benefits of the system and
approximately $1 million per year, and by Statute will terminate in   the expected ridership. The Heart Line BRT project in Cleveland,
2019. It has been assumed that $6 million, which is two thirds of     OH, for instance was funded 50 percent by FTA. For purposes of
the tax abatement revenue between 2015 and 2019, will be used for     this analysis, we have assumed 50 percent FTA funding for transit
DMC related projects.                                                 projects since little of the preliminary work has been done. This
                                                                      equates to $253 million.
HoTel Tax

Mentioned throughout this report has been the potential 3 percent     MnDOT Trunk Highway Turnback Funds
hotel tax which could be applied to infrastructure improvements in    Reconstruction and upgrades to Broadway would be coordinated
the DMC area.                                                         with the jurisdictional transfer of State Trunk Highway 63
                                                                      (Broadway Avenue) back to the city. The city has entered into an
oTHeR SouRceS                                                         agreement with MnDOT to take Broadway Avenue back under
As the demand for infrastructure grows, the City will incur           city jurisdiction. This “turnback” is for approximately 5.5 miles,
additional costs to support employment and visitation to the          from 37th Street Northeast to just south of 28th Street Southwest,
downtown area. The City will need to source additional funds          near the U.S. 52 interchange. The city and MnDOT have agreed to
to support these costs which may go into transit, parking,            a $26 million payment from the State to the city representing the
transportation or other improvements.                                 present value of estimated maintenance costs the State would have
                                                                      incurred on this stretch of highway during the next 50 years.

                                                                                        Destination Medical Center Rochester, Minnesota
40                                                                                                           Infrastructure Master Plan
                                                                       Funding Sources continued

The State will pay the city $6 million in 2013, $10 million in 2014,
and $10 million in 2015. The city estimates that there are an
additional $26 million in city infrastructure improvements (water,
sewer, storm sewer, lighting, etc.) needed in this corridor. The
city infrastructure improvements are in addition to the turnback
maintenance costs, for a total of $52 million of improvements
required on TH 63.

    MnDOT Turnback Funds                           Funds
               2013                              $6 million
               2014                             $10 million
               2015                             $10 million
                             Total              $26 million

20-Year Order of Magnitude Estimate
                                                               Order of Magnitude                              Funding Sources (in millions)
                 Infrastructure Element                          Cost Estimate                  Other    Federal Hotel Tax Non-DMC Turnback Abatement
                                                                                                                                          MnDOT Tax      DMC
                                                                  (in millions)     City CIP   Sources                       Sales Tax                   Funds
Regional transportation                                               $72                                                      $47                        $25
Downtown streets and sidewalks                                        $92             $60                                       $8                        $24
Gateway streets                                                       $75             $32                                               $26               $17
6th Street bridge over Zumbro River                                     $6                                                                                 $6
Skyways and subways                                                    $19                                                                                $19
                                   Transportation subtotal            $264            $92                                      $55      $26               $91
Bus system upgrade                                                     $40            $29                                                                  $11
Downtown circulator                                                   $430            $60       $118      $216                                             $36
BRT                                                                    $76            $7                  $37                                              $32
Intermodal station                                                     $40                                                                                 $40
                                           Transit subtotal           $586            $96       $118      $253                                            $119
Public utilities
District utility upgrades/relocation                                  $40                                                                                 $40
Relocate overhead utilities underground                               $13                                                                                 $13
Sanitary and storm sewer trunk lines                                  $25                                                                                 $25
                                   Public utilities subtotal          $78                                                                                 $78
Public space
Public spaces                                                         $78             $36                                                        $4       $38
Green corridors                                                        $6                                                                                  $6
Riverwalk extension                                                   $13                                                                                 $13
Trails                                                                 $6             $6
                                     Public space subtotal            $103            $42                                                        $4       $57
Parcel development
Demolition                                                             $25                                                                                 $25
Environmental                                                          $21                                                                                 $21
Stormwater management                                                  $14                                                                                 $14
Site costs                                                             $71            $10                                                                  $61
                              Parcel development subtotal             $131            $10                                                                 $121
Parking structures                                                    $130            $40                                                                 $90
                                          Parking subtotal            $130            $40                                                                 $90
Civic uses
Mayo Civic Center                                                     $106            $24        $37                  $45
Parks, recreational areas                                              $6                                                                                  $6
Other civic uses                                                      $60            $35                                                         $2       $23
                                       Civic uses subtotal            $172           $59        $37                   $45                        $2       $29
                                                      Totals         $1,464          $339       $155      $253        $45      $55      $26      $6       $585

                                                                                                                 Destination Medical Center Rochester, Minnesota
42                                                                                                                                    Infrastructure Master Plan
                                                  Prepared by:
Destination Medical Center Rochester, Minnesota
Infrastructure Master Plan

To top