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Chaplain Schmitt Island Redevelopment PlanCity of Dubuque Special Meeting Copyrighted February 12, 2024 Work Session - Bottom # 01. ITEM TITLE: Chaplain Schmitt Island Redevelopment Plan SUMMARY: Dubuque Racing Association President and CEO Alex Dixon and consultants from RDG Planning & Design will present the Redevelopment Plan for Chaplain Schmitt Island. SUGGESTED DISPOSITION: ATTACHMENTS: Description Type MVM Memo City Manager Memo Staff Memo Staff Memo Presentation Supporting Documentation THE C DUjIBQTE Masterpiece on the Mississippi TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Work Session — Chaplain Schmitt Island Redevelopment Plan DATE: February 8, 2024 Dubuque WAWca 914 ii 2007-2012.2013 2017*2019 Economic Development Director Jill Connors is submitting information for the February 12, 2024, work session at 6:00 p.m. for a presentation from Dubuque Racing Association President and CEO Alex Dixon and consultants from RDG Planning & Design on the Redevelopment Plan for Chaplain Schmitt Island. v Mic ael C. Van Milligen MCVM:sv Attachment CC' Crenna Brumwell, City Attorney Cori Burbach, Assistant City Manager Jill Connors, Economic Development Director Alex Dixon, Dubuque Racing Association President & CEO Dubuque THE CITY OF All -America My nni K xvni , nz: a:u�ir, DUB E 2007-2012.2013 Masterpiece on the Mississippi 2017*2019 TO: Michael C. Van Milligen, City Manager FROM: Jill M. Connors, Economic Development Director Economic Development Department 1300 Main Street Dubuque, Iowa 52001-4763 Office (563) 589-4393 TTY (563) 690-6678 http://www.cityofdubuque.org SUBJECT: Work Session — Chaplain Schmitt Island Redevelopment Plan DATE: February 7, 2024 During a February 12, 2024 work session at 6:00 PM, Alex Dixon from DRA and consultants from RDG Planning & Design will present the Redevelopment Plan for Chaplain Schmitt Island to the City Council. Multiple City staff will also be in attendance to address questions, as needed. t F F!�/�_ �bS � , � •. a �� s . r - ��7,MrWl g. L * a \►1t QA Je , 1 rM d? ■, '�1i7� 4 I i . Development Vision Schmitt Island Development Plan Purpose — Why Now.? 1. Significant investments are being made which will change Schmitt Island's standing within the community and region. 1. Casino Renovation 2. Hotel Expansion 3. Amphitheater 4. Raise Grant / 16t" Street Improvements 2. Market conditions have changed considerably over the past year, and especially from 2014/2017 3. The demand for natural resource / water centric activities have never been higher over the past 25 years — there is an opportunity to capitalize on Schmitt Island's location and proximity to the river. Schmitt Island Plan Objectives 1. To fulfill the island's vision of "Dubuque's Gateway to Entertainment and the Mississippi," creating a regional destination. 2. To create a place where people of all ages, abilities and backgrounds can experience Dubuque's beauty and high quality of life. 3. To leverage the significant public and private investments that have been made within and around the island. 4. To attract investment from Local, Regional and national sources, serving as a model development for Dubuque's riverfront. 5. To ensure commercial, residential, entertainment and recreation uses are "right sized" and in sync with the market. Schmitt Island Plan Objectives Continued... 6. To review existing city ordinances or policies that may impact how development occurs on the Island. 7. To evaluate the regulatory impacts on floodplain and floodway development, specific to this development initiative. 8. To restore and enhance the island's natural resources. 9. To evaluate the Island's infrastructure and mobility opportunities. 10. To determine the highest and best development use, given these objectives. Schmitt Island Policy Alignment LOOKING AHEAD Over the course of three sessions in August, City Council members affirmed the 6-year vision statement and mission statement and identified eight five-year goals for the city. They also identified top and high priorities for a 2023-2025 policy agenda as well as in -progress projects and capital projects for 2023-2025. FIVE-YEAR GOALS: 2023 - 2025 • Vibrant Community: Healthy and Safe • Financially Responsible, High -Performance City Organization: Sustainable, Equitable, and Effective Service Delivery • Robust Local Economy: Diverse Businesses and Jobs with Economic Prosperity • Livable Neighborhoods and Housing: Great Place to Live • Sustainable Environment: Preserving and Enhancing Natural Resources • Connected Community: Equitable Transportation, Technology Infrastructure, and Mobility • Diverse Arts, Culture, Parks, and Recreation Experiences and Activities • Partnership for a Better Dubuque: Building Our Community that is Viable, Livable, and Equitable Option LHousing Option 2' Retaii Schmitt Island 2017 L-13 Development Program Schmitt Island 2024 Development Program Establishment 1. Developer Interviews 2. Stakeholder Meetings 3. Market Research 4. Development Program 5. Regulatory Review 6. Development Costs 7. Policy Considerations 8. Highest and Best Use Schmitt Island g — iownnomes/ Ap -a,\► . ' _ �� � oll ! FI��bH II :: � �� � •:' it � ► `�'L�' ■ 1 ►� I►I EPA moo 4 v �rf x� G111- will Apartments— Scheme 1 Level 2 -3 Name I Count jArea/qn Unit I Extension I Remarks Residential Units 01 1 BD A ...................................................................................................................................................................................................................................................................................................................................... 24 610 SF 14,640 33,3% Unit Mix v0.02 1 BD B. ...................................................................................................................................................................................................................................................................................................................................... 28 750 SF 21�= 38.9% Unit Mix 00.03 2BDA ...................................................................................................................................................................................................................................................................................................................................... 8 971 SF 7,768 11%Unit Mix 00.04 2 BD B.05 ...................................................................................................................................................................................................................................................................................................................................... 4 11 SF 4,420 5.6% Unit Mix 00.05 2 6D C ...................................................................................................................................................................................................................................................................................................................................... 4 1190 SF 4,360 5.6% Unit Mix 00.05 2 BD D ...................................................................................................................................................................................................................................................................................................................................... 4 1218 SF 4,872 5.6% Unit Mix SUBTOTAL RESIDENTIAL UNITS 72 52,88 01DO Resident Support 01.01 UPPER LEVELCORRIDOR ......................................................................................................................................................................................................................................................................................................................................... 2 3,718 SF 7,435 01.02 ELEVATOR ...................................................................................................................................................................................................................................................................................................................................... 3 140 SF 420 01.03 STAIR #1 ...................................................................................................................................................................................................................................................................................................................................... 3 260 SF 780 01.04 STAIR #2 ...................................................................................................................................................................................................................................................................................................................................... 3 260 SF 780 01.05 STAIR 43 3 260 SF 780 ...................................................................................................................................................................................................................................................................................................................................... 01.05 MECH / ELEC / TRASH 1 620 SF 620 SU BTOTAL R ESI DENTIAL SU PPORT 10f816 02.00 PublirSpace 02.01..LOBBY 1 .................................................................................................................................................................................................................................................................................................................................... 1764 SF 1,764 02.02 COMMON ROOM 2 ...................................................................................................................................................................................................................................................................................................................................... 810 SF 1,620 02.03 COMMON DECK 2 ...................................................................................................................................................................................................................................................................................................................................... 749 SF 1,498 02.04 TENANT SPACE 2 3,916 SF 7,832 SUBTOTAL PUBLIC SPACE 4,882 Subtotal - Net assign abieSF (NSF) (01-10) SF 5R,286 Subtota BuildingFactor- Non -assignable SF 0.10 SF 6,829 (%=Walls, Chases, Pathways, Interstitial spaces) TOTAL FLOOR AREA 751115 ................i.............................................................................................................. ¢ ..................... .................. ...................................................................................................... 1............................................................................................................................................................................. NOTE: DOES NOT INCLUDE AREA OF COVERED PARKING ORSUFACEATLE•,EL1 ❑ 1 BD A Unit — (610SQ FT) ❑ 1 BD B Unit — (750 SQ FT) ❑ 2 BD Unit — (971-1218 SQ FT) Schmitt Island 13 Hotel Name Gaunt Area/Qnty Unit Extension 07.00 Guestn-mg 07.01 QUEEN STUDIO 73 323 SF 23,579 07.02 QUEEN ONE BEDROOM 4 491 SF 1,964 07.03 QUEEN STUDIO -CONNECTING 23 323 SF 7,429 07.04 QUEEN STUDID-ACCESSIBLE 3 451 SF 1,353 0 7. 05 DU EEN ONE BEDROOM -ACCESSIBLE 4 554 SF Z216 SUBTOTAL GUESTROOMS 107 36,541 08.00 Guestroom 08.01 GROUND LEVELCORRIDOR 1 675 5F 675 08.O UPPER LEVELCORRIDOR _.. _ _... 3 3,150 SF _SF 3,450 03.03 ELEVATOR 4 140 5W 08.04 LINEN (UPPER LEVELS) 3 133 SF 399 03.05 ENGINEERING 1 SD SF 8D ................ ................. ................. .................. 0806 HOUSEKEEPING ................. 3 ................. 247 SF .... ........ ........ ........ ........ 741 0807 ICE:GROUND LEVEL,1 .... 1 . .. 80 ..SF ..80 090810E UPPER LEVELS) _.. _ _... 3 25 SF _SF 75 _ W.09 STAIR NI _. -_.. 4 _ 1,w _.. w -5W 03.10 STAIRR2 4 I'm SF 08.11 STORAGE 1 70 SF 70 09.12 ELEVATOR LOBBY (UPPER LEVELS] 3 nsl SF 697 ........... ........ ............ ......... 08.13 MECAHNCAIL ... 1 ..... .... 440 .......... SF .............. ......... 1 440 SUBTOTALGUESTROOM SUPPORT 8,377 09.00 PublicSpace- 09.01 MAIN VESTIBULE 09.02 REAR VESTIBULE 09.03 RECEPTION 09.04 RETAIL 09.D5 GATHERING ROOM 09.06 BREAKFAST SERVING COUNTER 0907 COMMUNIITY TABLE SEATING 09.09 LUGGAGE CART STORAGE 09.09 PU BUC LAUNDRY . ........... ... 09.10 PUBLIC CIRCULATION 09.11 ELEVATOR LOBBY -----_- SUBTOTAL PUBLIC SPACE 10.00 Public Space Support 10.01 EMPLOYEE BREAK ROOM 10.02 FRONT DESK 10.03 MANAGER'S OFFICE J. 1004 SALES OFFICE 10.05 EMPLOYEE WORKSTATION 10.05 PBX ROOM 10.07 PANTRY - - 10.03 MACHANICALRDOM 1 1009 MECHANICALROOM 2 10.10 LAUNDRY 10. 11 STORE ROOM 10.12 POOLEQUIPMENT 10.13 PDDLMECHANCIAL 10.14 ELEVATOR EQUIPMENT 10.15 ELEVATOR VESTIBULE 10.16 ELECTRICAL ROOM 10.17 STORAGE SUBTOTAL PUBUCSUPPORT I1,986 11.OR Recreation Facilities 11.01 POOLAREA-Indoor 1 1580 SF 1,580 11.02 PQOL RFSTRDOMS 1 84 SF 84 1103 FITNESS CENTER - 1 525 5F _- -I 525 - - - I* SUBTOTALRECRLATIDNALFACH-HRES 2.189- (Subtotal Building FactorNon-assignable SF 0.10 SF I 5182 !%eWitiaslsh.-Pathways, Schmitt Island 14 9 lop* 161 Ir -•AL �. 36 d Azu'ro-1 re 0 jo�Al Alf Ice Arena Addition No. space/ Room Name Count Area / Qnty Unit Interior Exterior 04.00 Ice Center Addition 04.01 ....... Ice Rink Size ......... ......... ......... ......... ......... ......... 1 ......... 11,000 SF ......... ......... 17,000 ........ ......... .................. 04.02 Spectator Seating 1 1,600 SF 1,600 - .... ..... ..... ..... ... .... Seat Count .... 300 ...... ..... ..... ... .. . ..... 04.03 University of Dubuque - Men's Clubhouse 1 SF 1,720 - Locker Room, Shower, & Restroom 1 SF 1,500 - J1,500 Coaches Office 2 110 SF 220 04.04 ......... .................. University of Dubuque - Women's Clubhouse Locker Room, Shower, & Restroom 1 .......... SF 1,720 - 1 1,500 SF 1,500 Coaches Office 2 110 SF 220 04.05 Locker Rooms - Tournament 4 660 SF 440 SF 2,200 - 1,760 Locker Room 4 Restroom / Shower 2 220 SF 440 04.06 Training Room 1 250 SF 250 04.07 Mech / Ice Equipment Storage 1 2,580 SF 2,580 - 04.08 Spectator Restrooms 1 645 SF 645 Subtotal Ice Center Addition I SF 27,715 Total 1.34 1 SF 37.138 No. Space / Room Name L.Count Area / Qnty Unit Interior Exterior 01.00 Family Focused Entertainment Area 01.01 Entertainment Zone SF - 8,000 ......... ...... ........ ......... Outdoor Entertainment ......... 1 ......... ... ... ... .... 8,000 SF - 8,000 Pickleball Courts Cornhole Lawn 00.01 Indoor Entertainment 1 6,900 SF 6,900 - Dining 1 Bar 1 - Clubroom 1 Subtotal Family -Focused Entertainment Area SF 6,9W 8,000 Schmitt Island 17 i■1V/F3MR! - _ deor dmmm G4 - Recreation / Entertainment / Destination Play No. (Space / Room Name I Count I Area / Qnty I Unit I Interior I Exterior 01.00 Family Focused Entertainment Area 01.01 Entertainment Zone ................................................................................................................................................................................................................................................................................. 1 12,200 ................................................................................................................................................................................................... SF 4,350 9,850 Skating Ribbon .......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 8,000 SF 8,000 Skating Ribbon Equipment ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 1,200 SF 1,200 Skating Ribbon Rental 1 150 SF 150 - ............................................................................................................................................................................................................................................................................................................................................................................................................. Splash Zone 1 650 SF - 650 ................................................................................................................................................................................................................................................................................................................................................................................................................................................................. ClimbingWall j Bouldering .............................. ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 4,000 SF 4,000 Zip Line Operator/ HQ 1 200 SF 200 - Subtotal Family -Focused Entertainment Area 5F 4,350 9,850 Schmitt Island NAW 19 Recreation / Entertainment / Destination Play • Inclusive Design • River Themed • Challenging Play • High Capacity • Restrooms ,j� '* �" RIM Schmitt Island 20 Recreation Outpost No. Space I Room Name Count I Area j Qnty I Unit I Interior Recreation Outpost 02.01 Lab /Classroom ............................................................................................................................................................................................................................................................................................................................. 1 1,5W SF 1,500 02.02 Landscape Restoration equipment garage ......... ...................................................................................................................................................................... ......... 1 500 SF 500 02.03 Watersports Rental ......... ...................................................................................................................................................................... 1 ....................... 1,4455 ......................... SF .................... 1,465 ......................................... 0 ffi ce 1 100 SF 100 ........................... ........................................................................................................................................................ Vessel Storage ....................... 1 ....................................... 950 .................... SF .................................... 950 ........................... ........................................................................................................................................................ Equipment Storage ............................................................................... ....................... ....................................... 1 415 .................... ......................................... SF 415 02.04 Concessions Building 1 300 SF 300 ..................................................................................................................................................................................................... Concessions 1 200 SF 2OU Storage 1 100 5F 100 ............................................................................................................................................................................................ 02.05 Conference /Gathering Space ............................................................................................................................................................................................ ........................ ........................................ 1 ....................... ....................................... 1,100 ..................... .................................... SF . ............... ......................................... ... LIOD 02.05 Public Restroorns 1 420 SF 420 .............. 1 180 SF MenrS � 1 140 SF --C .... .................... .......02.07 ........ Custodial 1 ....................... ....................................... 100 SF .................... .................................... .... .......... 100 ... 02.07 Water Taxi 1 .1 111-k Subtotal Recreation Outpost SF 5,285 Total Recreation Outpost I SF 7.082 Schmitt Is I and 21 Public Fishing Access — Peosta Channel Schmitt Island [Jh-c%p-rv;mnn -ur III ph. F i i 0 9 Mul IZ: 7 rk I- W- NOW Island Master Plan A .-ter._.. • Year around use • Paved drives and pads • Group seating terraces with fire pits • Shade trees RV Park Schmitt Island 25 Camping No. (Space f Room Name Count I Area f Clnty I Unit Interior Camping 05.41 Contemporary Cabins 10 700.0 SF 7,000 05.02 Glamping 10 200 SF 2,000 Subtotal Camping SF 9AW �•rc41. _ Schmitt Island 26 Bridge Lignting 0000 41. o oo�� Natural Resources Schmitt Island 28 Restoration Zones [] Ding Rail Wands Naturalized Lowlands 0 Oper, I 1pland Heron Pond 0 Woodl a rid Edge Opera Lowland #4 M Restoration Objectives *Create spaces with improved access and managed vegetation for public use and enjoyment. * Remove invasive specles from all Restoration Zones. *Selective thinning of low -quality native non-invasive species to promote healthy growth of remaining specimens. ■Tree planting with site -appropriate native species to improve woodland quality and d1versity_ *Identify and improve potential wildlife habktat sites. Develop ongoing maintenance protocol for long terra preservation and enhancement of restoration efforts. Budget Cost Zorn Work Summary selected clear and grub, herbicide Woodlancl Edge application, remove materials and haul off, shrub, randsr-ape trees or planting Selected clear and grub, herbicide Heron Pond application, remove materials and haul off. shrub, landscape trees or planting Selected clear and grub. herbicide King bail Woods application, remove materials and haul off_ shrub, land c. pe trees or planting Selected clear and grub, herbicide Naturalized Lowlands application, materials left in place. Restoration grade shrubs, trees or planting Selected clear and grub, herbicide application, remove materials and haul off. Hip -Camp shrub, lan&tape trees or planting (existing less den 5e) Selected cle ar a nd grub, herbicide Caper Lowland application, femoae materials and haul off. shrub, landscape trees or planting (existing, smaller trees, less dense) Selected clear and grub, herbicide Open Li 1)iar74; application, remove materials and haul off_ shrub, landscape trees or planting {existing Schmitt Island less dense Restoration Budget Cost Acres Per Acre Per Zo n e 31,8 8.5 10.fi -10.1 21.2 5.0 1.3 520,000 18,0OQ $18,000 $8,000 5,000 5,0DO 5,0DO S636,797 S 153r272 190,475 $ 240,911 105,904 S2C978 9,162 4 , A ' KIng RaII Woods 0 Natllrall kzed Lowlar ds Open IJpland rM Heforl Pond [_1 Hip -Camp jig Woodland Edge F-710pen Lowland 31 0 Economic Feasibility Schmitt Island 32 Economic Analysis — Key Takeaways 1. Dubuque is growing at a slow and steady pace, but residential development has not kept pace with population and income growth. 2. Schmitt Island today is successfully drawing in visitors from a broader region, with longer length of stay relative to other local attractions. 3. The analysis argues that investments to Schmitt Island will allow it to better penetrate destination markets within 3+ hours, further extending length of stay and benefits. 4. Dubuque is capturing retail shopping activity equal to its population, meaning there is room to increase capture with new unique, well -positioned offerings. 5. The high -end rental apartment market has not kept pace with income and population growth, and there appears to be a shortfall of roughly 400 units. 6. Office markets have been impacted by the COVID-19 pandemic and are not viewed positively in the short term. Schmitt Island 33 Residential Big Picture • Construction costs are beginning to recover towards levels where alignment with prevailing incomes will be more supportive of project financials; • The assessment indicates there is a market for renter -occupied households to afford a premium apartment product; • Schmitt Island stands out as a unique destination, with serviced portions of the island able to support more extended visitor length of stay relative to other assets; and • The ability of the island to help Dubuque better penetrate the 3+ Hour drive time market through additional tourism infrastructure. • There is an opportunity for Schmitt Island to compete for the "triple crown": 1. Increase Ground Lease Revenue; 2. Generate Property Tax; and 3. Expand Sales Tax Collections Schmitt Island 34 NEXT STEPS: For digo scussion at a later date Schmitt Island 35 Key Policy Considerations 1. Residential: work with the City to re-evaluate the permissible uses within the PUD to include residential. 2. Partner with the City to re-evaluate ground lease terms. 3. Collaborate with the City to secure subsidies to prepare the Island for development (e.g. elevate land out of the floodplain). Schmitt Island