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Chaplain Schmitt Island Redevelopment Plan ReviewCity of Dubuque City Council Meeting Work Session - Top # 01. Copyrighted July 15, 2024 ITEM TITLE: 5:30 PM - Chaplain Schmitt Island Redevelopment Plan Review SUMMARY: Dubuque Racing Association President and CEO Alex Dixon and consultants from RDG Planning & Design will present on the Development 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: July 11, 2024 Dubuque WAWca 914 ii 2007-2012.2013 2017*2019 Economic Development Director Jill Connors is sharing an update of progress on the Development Plan for Schmitt Island which will be presented at a July 15, 2024, work session at 5:30 PM. Material will be presented by Alex Dixon from DRA and consultants from RDG Planning & Design. Multiple City staff will also be in attendance to address questions, as needed. v Mic ael C. Van Milligen MCVM:sv Attachment cc: Crenna Brumwell, City Attorney Cori Burbach, Assistant City Manager Jill Connors, Economic Development Director Teri Goodmann, Director of Strategic Partnerships Marie Ware, Leisure Services Director Wally Wernimont, Planning Services Director 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: July 11, 2024 An update of progress on the Development Plan for Schmitt Island will be presented at a July 15, 2024 work session at 5:30 PM. Material will be presented by Alex Dixon from DRA and consultants from RDG Planning & Design. Multiple City staff will also be in attendance to address questions, as needed. Cc: Crenna Brumwell, City Attorney Teri Goodmann, Director of Strategic Partnerships Marie Ware, Leisure Services Director Wally Wernimont, Planning Services Director SCHMITT ISLAND Schmitt Island Cary of UBUQUE City Council Work Session July 2024 CITY COUNCIL GOALS AND PRIORITIES 2023-25 High Priority • RAISE Grant and Matching Funds for Construction (14th St. Railroad Overpass and Elm St. And 16th St. Corridor Complete Streets) 2022-24 Top Priority • Chaplain Schmitt Island Master Plan Implementation 2021-23 Top Priority • Chaplain Schmitt Island Master Plan Implementation SCHMITT ISLAND CAPITAL PROJECTS RAISE Planning Grant - $4,380,000 RAISE Implementation Grant - $38,720,000 Destination Iowa Amphitheater Grant - $11,784,961 Re -use dredge material for fill -savings to project - $150,000 Schmitt Island Connector Trail Grant - $890,000 Island Sanitary Sewer Improvements - $2,640,000 Island Fiber Connectivity - $8507000 Peosta Channel Maintenance Dredging - $563,400 Schmitt Island Parking Needs Study (part of Multi Model Plan) ImOn ARENA PROJECTS SETTLEMENT REMEDIATION DEHUMIDIFICATON/HVAC IMPROVEMENTS ARENA NAMING SPONSORSHIP New signage, banners and more CONCESSION STAND IMPROVEMENTS NEW VIDEO BOARD — DRA and Saints NEW SOUND SYSTEM AND OTHER IMPROVEMENTS - DRA SCHMITT ISLAND ACTIVATION AUTUMN ADVENTURES VETERANS MEMORIAL PARADE VETERANS MEMORIAL REMEMBRANCE CEREMONY GOLDEN KNIGHTS JUMP DAYS OF CARING PROJECT Q and Diamond Jo CONGRESSIONAL STAFF VISIT . . . . . . . . ... I START �81 HERE - SCHMITT ISLAND ACTIVATION—ImOn Arena UNIVERSITY OF DUBUQUE MENS AND WOMENS HOCKEY PROGRAM ADDITION SKATING FOR ALL VOUCHERS TO SCHOC SCHOOL PRIVATE RENTALS AND/OR SKA7 RENTALS SPECIAL OLYMPICS OF IOWA EVENTS FASTER SKATE SKATE WITH SANTA ESTABLISHMENT OF SCHMITT ISLAND DEVELOPMENT CORPORATION (SID) OVERSEE SPENDING 1/3 DRA DISTRIBUTION FACILITATE CHARITABLE GIVING TO IMPLEMENTATION OF SCHMITT ISLAND MASTER PLAN. PROJECTS. AND ACTIVITIES (501 c3) LONG TERM ImOn ARENA MANAGEMENT AGREEMENT SCHMITT ISLAND SCHMITT ISLAND Schmitt Island Cary of UBUQUE City Council Work Session July 2024 The Fun Economy is Growing 2022 (ill Sl SD) zcr�labs Schmitt Island Relative Size of the Fun Economy (Trillions $USD) 84.1 $2.86 , $1.8 $1.48 10 $8.2 Fun Economy Construction lgriculturc Auto Apparel Pharmaceutical Manufacturing Zero labs Research Zerolahs • 9.2X larger than global pharmaceutical ♦ industry ($1.48 trillion) • 7.6X larger than global apparel Y retail industry ($1.8 trillion) 2cnlab5 k•-. • 4.8X larger than auto tk manufacturing industry ($2.86 trillion) • 3.3X larger than global agriculture ;,a ($4.1 trillion) • 1.7X larger than global construction 74" industry ($8.2 trillion) Dr. Bo Bernhard, UNLV 2 Global, State and local Factors Make Schmitt Island Attractive to Grow Dubuque's Fun Economy City DBUQUEu DUBU UE COUNTY 1 Q WE A Schmitt Island BABY BOOMERS i946 79.9MILLION BABY BOOMERS IN THE U.S. .Byre��l Ram+,, W 99 (D tOP[E E�ASSFR� YOII�R56 .Rw€.%w19 :5w wx E3%vim ml�9txw 649 Income Tax Reduction River Front Property Non Taxed Retirement Income l Equitable Development r� IEIaD OF RFS MOVIE SITE w Financial Incentive SCHMITT ISLAND 3 What we have, What we have done and What we need • +/- 3.42 miles of prime riverfront property What We Have Done • Launch $83M in private development What We Need • Approve Schmitt Island Development Plan • Extremely supportive City, • Secure $72M in public • Continue City, County, State County, State and Federal investment and Federal support support • Dedicate 1/3rd of Non -Profit • Philanthropic support for • Tremendous natural Casino funds for Schmitt conservation and public resources and infrastructure Island development amenities • Non -Profit hospitality Create a standalone Non- Private investment in the management structure Profit to facilitate Schmitt resort, sports complex & Island development mixed -use marina • Momentum Invest Implement Schmitt Island 4 AFL U. DEVELOPMENT PLAN - w- ds'<' ....rrs� � w.'y:: � +yam .� e'�f`'� -�-• "� {' _ ME ' Al 17 ' ��+4�i. j f „ }:. - ya4. r -'� - • - -_.ems' do 1.�- - 'fit"r �.# • ' # ---.ram` - �'{++[`'.•1'y1��..r.,t�_�__ ,.� R fr x�� '.� � � �'+r k ....'lx' '��f�F• + i��-� 4; � ��x:?� �� ate'. - '- f-� , y - } ,-•*. ram,*�i�.'.;�� - - - - ,.w'� SCHMITT ISLAND SCHMITT ISLAND DEVELOPMENT PLAN Dubuque Racing Association Alex Dixon Brian Rakestraw Kathy Buhr Mandy Miller Stacy Kansky City of Dubuque Jt, Steve Sampson Brown Marie Ware Jill Connors Teri Goodmann Wally Wemimont RD «-- RDG Planning & Design Ryan Peterson Matt Caen 7hahn Base Quinn Lyons Flavia Rodrigues Hauss Andrea Ytzen Greg Pierce A�E4Of11 AECDM Chris Brewer Cameron Martin AStrand Associates, Inc. Michael Jensen STRAND Mark Shubak ASSOC IAT Eg' Impact7G IMPAC r7G Judy Joyce SCHMITT ISLAND 1 Executive Summary . . . . . . . . . . . . . 7 2 Background & Momentum . . . . . . . . . 13 3 Development Plan . . . . . . . . . . . . 35 Vision & Development Program Development Program Details Development Plan 4 Market & Economic Baseline . . . . . . . . 85 5 Economic Feasibility . . . . . . . . . . . 91 6 Ecological 101 7 Floodplain . . . . . . . . . . . . . . . 117 a Infrastructure & Anaylsis 131 9 Priorities, Casts & Recommendations . 143 A Appendix . . . . . . . . . . . . . . . 157 2014 !ouster Plan 2017 Placemaking Plan 2017 Design Guidelines 2019 Bridge Lighting Study 2024 Strand Tech Memo SCHMITT ISLAND qO SCHMITT ISLAND Background & Momentum Why a Development Plan Now? Over the past year, multiple stakeholders convened, analyzed and informed the vision for Schmitt Island - While the notion of a development plan is not new, the viability and feasibility of the prior master plan's improvements (impacted by market, environmental and other concerns) have not been analyzed to the extent needed in order to make informed development decisions, invest capital or prepare the sites for development. This plan provides a summary of the analyses completed, markets contemplated, infrastructure needed and the other "development systems" that are necessary parts of a development process. Vision The long-term vision for the island is to create Dubuque's "Gateway to Entertainment and the Mississippi," a regional destination where people of all ages, abilities and backgrounds can experience Dubuque's beauty and high quality of life. This plan sets out to achieve several critical objectives: • Leverage Existing Investments. Multiple projects are in design or construction on the island, including a 155 Million Dollar Casino + Resort development. the planning portion of the City's recently awarded Federal RAISE Grant, a pedestrian trail improvement that connects the Veterans memorial to the mainland and infrastructure investments to help improve sanitary sewer service. 1. Attract New Development. Identify ways to attract private investment from local, regional and national sources, serving as a premiere waterfront destination for Dubuque's riverfront development. 2. Market Alignment. Ensure that commercial, residential, entertainment and recreation uses are right sized and in sync with the local and regional markets. 3. Identify Potential Policy Barriers. Review existing city ordinances or policies that may unreasonably slow or negatively impact how development occurs on the island. 4. Floodplain/Floodway Evaluation. Evaluate the regulatory impacts on floodplain and floodway development, specific to this development initiative. S. Beautify the Island. Identify ways to restore and enhance the island's natural resources and connection to the Mississippi, which is the island's difrerentiating factor. 6. Circulation Evaluation. Review and enhance the island's infrastructure and mobility opportunities. improving the access to indoor and outdoor recreation_ 7. Be Strategic. Determine and prioritize the highest and best development opportunities given these objectives/decision-making leases. i _EI_D�F 4 5 6 l 8 9 A la SCHMITT ISLAND I Development Plan Rendering of new casino development. Image; DLR / Q Casino + Resort Development Plan I SCHMITT ISLAND Background & Momentum Development Plan nLTBLTQLTE CITY COUNCIL -0aaevo0vOp86060 City of Dubuque Overview �4L PRIORITIES Strategic Alignment Commissioned by the Dubuque Racing Association (DRA) and supported through numerous conversations with the city of Dubuque, this development plan uses a strategic approach that integrates the island's physical systems into the final development plan. This approach fuses the best -case scenario for resiliency, development, ecology, mobility — and economic feasibility — into a robust 20-year vision - The DRA led weekly discussions in collaboration with the planning team to help define the island development program based on market research. Early strategies were tested and vetted with multiple developers who have completed significant volumes of work in Iowa_ Further, feasibility was evaluated by key stakeholders including the United States Army Corps of Engineers and the City of Dubuque. Recommended next steps are included later in this document. While this development plan can be seen as a refinement to the prior plan efforts, it also served as the final sieve, creating clarity for the improvements contemplated. On the following page is a summary of the key elements from concurrent design and engineering efforts along with prior plans that have been woven into this development plan. BRAD M. CAVAINH RIC W. JONES MID T. RESNICK MAN A. TMER LAURAJ. ROBSSELL DANNY C. SPRJIMi KATY A. WETTIAL MAYOR AT -odes[ Ai-uaE_ .Si NO 2ND'RMD 31Dt5'ARO 17Hµ'ARD LOOKING AHEAD FIVE—YEAR GOALS: 2023 — 2025 Aver the course of three sessions in Vibrant Community: Heahhv and Sare Mgnst, City Council members affirmed . Financially Rwpansibfa, Hiyh-POrformancv Cilr Organisation: the 15-year vision statement and Sustainable. Equitable, and Effective Service Delivery mission statement and identified eight five-yeargonis for the city. Robust Local E*wnmy, Diverse Busineases and Jobs with Economic Prosperity They also identified top and high Lirublo Hviyhbarhswds and Housing,: Great Place to Live priorities for a 2023-2025 policy agenda as well as in -progress projects and + Sustainabb Enrirvnmvni: Preserving and Enhancing Natural capital projects for2023-2925. Resources + Conned0 CommunOr Equitable 7Yansportaticn, Technology lallutnicttu e.:utd Nobility + 0irort4 Arts, CuNuro, Parks, and Rvcrvwlian EApvrivncvs and Attivitiat + Parhnorshipfor aBattar0ubuquo:Build ingOurCammunity that is viable. Livable, and Equitable 1 J = L 3 4 5 !s l 8 9 A 16` SCHiMITT ISLAND Development Plan The Schmitt island Development Plan aligns closely with Dubuque's Five -Year Goals, with these specific strategies noted: 1. Vibrant Community. This development plan identifies a number of improvements that promote improving the physical and emotional health of those that visit the island including destination play, hospitality, trails, "eatery- tainment" and similar placemaking strategies. Improving pedestrian safety and vehicular circulation are a high priority. 2- Financially Responsible, High Performance City Organisation. This development plan ofTers multiple strategies that help create a resilient future through financially responsible strategies for all, including additional property tax and lease income growth. 3, Robust Local Economy. The Schmitt Island Development Plan identifies multiple improvements that help diversify the community and region's economy — including waterfront living, destination development, access to jobs and a strong connection to the natural environment. No other place in Dubuque is as physically connected to the Mississippi river as Schmitt Island —this is a key differentiator from all of Dubuque's riverfront. 4. Livable Neighborhoods and Housing. Housing is a key goal that helps ensure vibrancy and opportunity are present on the riverfront. 5. Sustainable Environment. The natural resource restoration opportunities on the island are significant. This plan identifies clear strategies to restore and revitalize the vegetation and natural amenities, helping improve the physical, social and mental health of all who use the island. 6. Connected Community. This plan identifies a series of alternative transportation opportunities, including bike trails, paths, water taxis and ride share opportunities that will help improve access and mobility within and around the island, creating a direct connection to some of Dubuque's most disadvantaged census tracts- 7. Diverse Arts, Culture, Parks and Recreation Experiences and Activities. A key goal for the city, this strategy is woven throughout the development plan. Expectations for high quality design, an artful amphitheater and unique "placemaking" strategies will elevate the island's standing, appeal and vibrancy. S. Partnership for a Better Dubuque. Multiple public and private development opportunities will include improvements that everyday citizens can enjoy. From the public fishing access to bike paths, riverfront promenades and destination play areas, this plan is for the people who call Dubuque home — and those who will call it home in the future. Development Plan I SCHMITT ISLAND Background & Momentum 2014 Master Plan The 2024 Schmitt Island Development Plan brings clarity to the 2014 Master Plan strategies and opportunities, evaluating their feasibility, current demand (as of this writing the 2014 master plan is 10 years old) or desire and distills the concepts into an action plan. For more detailed information and to review the 2014 plan, please refer to this plan's appendix. The 2014 Master Plan was sponsored by the City of Dubuque. Key "big picture strategies" that have been carried forward into this plan include the following; Master Plan Goals. Including a connected riverfront, celebrating the island, putting your feet in water and spending the day or night in any season. These goals have been woven through the development plan and are as relevant today as they were in 2014_ • Master Plan Framework. The "three ideas" introduced on page Option 1 Housing 29 of the 2014 report remain strong organizing factors for island development. Master Plan Site Analysis. In general, the analysis work included in the master plan was carried forward into the development plan. Minor exceptions include changes to the current tenants that lease land from the city, minor changes to land use and facilities. A new Veterans Memorial has been constructed and a new trail is currently being developed along Admiral Sheehy Drive, connecting the memorial to the city_ • Island Destination, The spirit of creating an island destination remains a high priority. Market analysis suggests that residential uses (built through a lens of resiliency) are needed, as is a marina village. • Peosta Channel Bridge. The bridge connects back to the mainland and serves as a second point of egress from the island. Option 2' Retail • Tunneling under Highway 151 to connect the island. This improvement helps connect the North and South sides of the island, improving connectivity. Key high level strategies from the 2014 Master Plan that are no longer viable or supported (based on the systems approach) in 2024. include the following: Economics. The 2014 Master Plan economics are from a pre-Covid world. Much has changed. Island Destination. While the idea of maximizing the development on the south side of the island remains a key strategy, the specific tactics and uses have been revisited — especially for the ballfield site (Gerald "Red" McAleece Complex). The current market analysis does not support developing office space or traditional retail spaces, nor does it indicate a need for a minor league baseball stadium. Option 3- Minor League Baseball >I 3 4 5 b l 8 9 u 18 SCHMITT ISLAND Development Plan Background & Momentum 2017 Placemaking Plan Please see the appendix of this document for a fufi copy of the 2077 Placemaking Plan. The 2017 Schmitt Island Placemaking Plan was developed by the Dubuque Racing Association to help kick start and bring clarity to some of the initiatives proposed in the 2.014 Master Plan. The plan was authored by RDG Planning & Design and focused an amenities that were not under the control of the private sector" Key placemaking plan strategies that have been carried forward into this plan include the following: • Vision and Mission. The placemaking plan's vision and mission remain true today and have been adopted as the guiding vision for the overall island. • Island Destination. - A destination boardwalk creates an iconic entry into the island. - A landmark tower located at the Island's north end" - Revisiting the future of Miller Riverview Park- - A robust trail/boardwalk systern. * Highway 151. Light the bridge. Amphitheater. • 2017 Design Guidelines & PUD. During the development of they 2017 Placemaking Plan, strategies were put in place to allow the island to function as its own destination and district -- hence the desire to have it be regulated independently from other areas of the community" In large part this was due to the island's unique history (landfill, flooding, etc.) and location" These generated a need to think creatively about how development should occur. During the development of the PUD, there were concerns over traditional residential development taking place. adjacent to a resort. Therefore, residential was removed as a permitted use. Post-Covid, the market has changed and there is new demand for waterfront living, with a desire for direct access to amenity rich environments. This shift is reflected in this 2024 development plan, showing a robust marina village that incorporates residential uses- • 2022 Island Master Plan Update. During the summer of 2022. RDG prepared a revision to the 2017 Placemaking/2014 Master Plan that incorporated an amphitheater venue and an improved trail system into the lands currently owned by the City of Dubuque, located at the former site of Greyhound Race Track. This plan was used to seek grants from by the State of Iowa through the "Destination Iowa" grant program. LEGEND L Memorial Enhancements 2, Trail and Screening 3. Trail Connection 4. Island Boardwalk 5, Camping 6. Ecological Restoration 7. Recreation Tower 8. Splash Pad 9. Highway 151 Bridge Lighting 10- Amphitheater 11. Recreation Improvements 12. Pedestrian Bridge 13" Roundabout 14. 16th Street Bridge Improvements lL—3 4 5 6 7 8 9 A 2a SCHMITT ISLAND Development Plan r �ti•r-. _ tS Background & Momentum Ongoing trail improvements next to Veteran's Memorial- Casino + Resort Separate from this plan — but a critical investment and development driver - are the significant improvements already in the works or underway. The Q Casino + Resort and DRA are in the midst of a $155 million redevelopment of the Q Casino + Resort- A temporary casino has been constructed and construction is under way for a new casino floor- A groundbreaking ceremony has been held for a new hotel. A family entertainment zone will be completed by this winter to welcome families indoors. And funding has been awarded to build an outdoor amphitheater, to open in summer 2026 with the support of Destination Iowa. Trail Improvements In 2022, the City received a grant, sponsored by Representative Ashley Hinson, to construct a trail from the East end of the 16th Street bridge to the Veteran's Memorial. This work was identified in the Placemaking Plan and is under construction. RAISE Grant In 2023, the City of Dubuque received a RAISE Planning Grant award (also known as 16th Street improvements) through the US Department of Transportation to design a railroad overpass connecting 14th Street to 16th Street, developing a green street along Elm and creating a series of roundabouts and trails along 16th .Street to Schmitt Island- These improvements culminate with a roundabout proposal on Schmitt Island, significantly improving island safety and connectivity. Ice Arena The island's ice arena gained major support for updates and changes with its rebranding in September 2023 as ImOn Arena, supported by ImOn Communications from Cedar Rapids. Looping Ahead The Schmitt Island Development Corporation (SID) was formed as a nonprofit organization in 2022. specifically to help undertake, manage and facilitate development projects on the island, and to facilitate charitable contributions toward that end. SID's website (httpsV/ schmittisland.com) was launched as a way to build momentum for island development and to share information with residents and visitors about changes that are planned and occurring on the island. The establishment of 5ID is a key step in promoting the island's potential to the broader region, including non -Dubuque -area developers. Additionally, as a nonprofit, SID can apply for, request and receive grants and awards that might not be available to city or private -sector entities. Throughout the 2024 Schmitt Island development planning effort, a number of key decisions have helped provide clarity and investor confidence in the future of the island. These clarifying factors are explored in this document and have been vetted through objective, market driven measures along with subjective and informal input from policymakers and developers. �3 4 SCHMITT ISLAND I Development Plan RAISE GRANT PROJECT AREA ti o Proposed Roundabouts Q 14th Street Overposs and Street lm}trovemants D 161h Street Corridor 0 Elm Street Corridor p Chaplain Sthmm Island PeJeorionf Bike Bridge .O Kerper Boulevard Trail North End Naighborhaad Paint Neighborhood Washington Neighborhood Chaplain Schmid Island Historic Millwork Risirict Boundary kN SCHMITT ISLAND Vision &Development Program Chaplain Schmitt Island: Dubuque's Premier Waterfront Destination The plan intends to strategically maximize the island's potential to its highest and best use - improvements that are both good for the private sector and also provide a high return to the public, with opportunities to enjoy all that Schmitt Island has to offer. Additionally, to maximize the island's connection to the urban core so that it is easy to visit using all transportation modes. Planners gave careful consideration to regulatory frameworks, cost structures and policy landscapes. The planning team conducted developer interviews, stakehclder meetings, market research and financial feasibility analysis. Studying this data, it became clear that a development plan for the island needed to include a residential component. The current island planned unit development restricts residential development, which ultimately fails to capitalize on the island's potential as a premier destination for tourism and recreation. Hence, a pivotal aspect of the strategy involves revisiting these policies to unlock the island's full potential in recreation, tourism and amenity opportunities. %J1JJ J71A II:_: ' i 12 5 b 7 8 9 A SCHMITT ISLAND I Development Plan a. •- - -- A a Chaplain Schmitt Es land anchors the North end of Dubuque's waterfront and is a front door into the City and Downtown. Development Plan I SCHMITT ISLAND Vision &Development Program As Schmitt Island enters the next phases of development, maintaining it's unique relationship with the natural environment, improving connectivity and creating vibrant public spaces will be fundamental to achieving the plan's vision. These items contribute to a high quality of life while also creating a draw for visitors. This includes: • Focusing on identifying the island's brand — it must provide a unique mix of uses that are different from existing developments in Dubuque. • It must be memorable for all — creating great civic destinations and reconnecting to the river. -Reducing reliance on the automobile, creating walkable, bikeable and connected destinations that are safe and well designed. • Reducing vehicular speeds into and out of, as well as around the island — while simultaneously providing additional mobility offerings for entertainment events — pedestrians should be prioritized over vehicles. • Restoring the natural areas to focus on the "long views" into and out of the island while clearly delineating the arrival movements, • A high level of care for the spaces that exist today — and those created in the future- These spaces should be maintained to the highest level, beautified and well cared for throughout all of the seasons. Together, developers, the Q Casino + Resort, the City of Dubuque and community leaders must collaborate around achieving the vision and hold it with the highest regard. Expectations for good design and planning should be first and foremost creating a dynamic island destination. Fliy1hway 1511.6i1 Gerald "Red" McAlAe Park Amphitheater 3D SCHMITT ISLAND I Development Plan r_ 1; ':_-�_- � � - •�_ _ �- ,> . _ .__- - - - - - -.� - — - - �tib/ , � fry }, yT+�.. s-f. f � `_ f _ �:•. � {:#•'f :,r�., *h' .. .. r - - �'.'-?rj � �. � { - -- -•_ it y - _ Afft — Pow— im ji INK f. - T 'rJT _ _' ,4 '* %j: ME F !ISM IF wc- '+;": - - �?�_-'_ ^��.ti. r � .,•` - ram, .e: _ � � S`n a Q I Q wnmm ,z WAIT, I ism min Oil elow'.X7l_ 0 in vil ANI IC 11 1 -01 all SCHMITT ISLAND Development Systems Island Parking LEUND Existing Parking w Removed or Redesigned _ Existing Parking- Remaining Proposed Parking 1 Hilton North 2 Hilton 5outh_ 3 Q Casino West 4 Q Casino East 5 Ice Center 6 Ice Center 7 Motel 8 Marina Street 4 Ball Fields 1p Skate Park 11 Education Outpost Boat Ramp r1314 Trailhead/Fishing Barge Peo5ta Channel Catfish Carlie's American Marina 5uil3TOTAL ill ill 326 777 Will combine Hilton SouthParking 617 and Q Casino west Parking 494 T26 (West) Currently used for the Backwaters T46 (East) Stage. In 2426. the lot will reopen, Converted into two lots - West Preferred ArnpNtheater Parking and East Preferred Amphitheater Parking 129 129 68 Tl3 54 548 548 61 61 Tl6 N/A N/A 75 I23 'F 78 ' - 2,43f , 2,347 Expansion New New New New New 44 SCHMITT ISLAND I Development Plan Development Plan I SCHMITT ISLAND Development Systems Floodway / Floodplain LEGEND Floodway 100 Year Floodplain 500 Year Floodplain A", 45 SCHMITT ISLAND I Development Plan Development Plan I SCHMITT ISLAND Development Systems Landfill Limits LEGEND Historic Landfill Limits 0 I I 1 w 4 U l 8 9 A 48 SCHMITT ISLAND I Development Plan fx , t?J(7 C y {ti I j "Ok 4 h. Development Plan I SCHMITT ISLAND Development Systems Mobility LEGEND Existing Trails — — Future Trail Event Shuttle Route — — — Water Taxi Route Waterfront Promenade Boardwalk — — — Pedestrian Bridge 2 �4 5 b l 8 9 A 50 SCHMITT ISLAND I Development Plan Development Plan I SCHMITT ISLAND Development Systems Roadways LEGEN Q � Roadways Future Access Drive Proposed Roundabouts M �L-4 5I 17 B SCHMITT ISLAND I Development Plan 4 Aj� Development Plan I SCHMITT ISLAND Development Systems Wetlands & Mitigation Areas LEGEND USACE Wetland Mitigation Area Boundary - LWCF Restricted Use Area - Potential Wetland Areas 2 �4 5 b l 8 9 A 54 SCHMITT ISLAND I Development Plan Development Plan I SCHMITT ISLAND 55 SCHMITT ISLAND Development Program Details Apartment Complex This plan adds a three -level apartment complex on the south side of the 00-Q1 I BD A 24 610 14,640 33.3% Unit Mix island, designed with flood mitigation 00,02111D 5 28 -750 21,000 38,9% unit Mix in mind, By Incorporating tucked- 00.03 2 3D A 8 971 7,768 11% Unit Mix under parking, a U-shaped building 00.04 2 BD B 4 1105 : 4,420 5.6% Unit Mix layout Will Optimize space utilization, 00.05 2 BD C 4 1190 1,760 5.6% Unit Mix fulfill parking requirements and 00,06 2 BID D 4 1216 4,872 5.6% Unit Mix accommodate the desired density SUBTOTAL 72 52,588 of units. The complex would be . . expectd to balance high enough prig 01-01 UPPER LEVEL CORRIDOR 2 3,718 .7.436 points to maintain a rate of return 0102 ELEVATOR 3 140 420 that supports the development. This _ 01.03 STAIR #1 3 260_ 780 building design Can meet the needs CLG4 STAIR #2 3 260 780 of empty nesters and other target 10L05 STAIR#3 3 260 780 market Segments, with amenities such 01.06 MECH/ELEC/TRASH 1 620 620 a5 large openings and river -facing SUBTOTAL 10,816 decks to enhance the overall appeal. PUBLIC SPACE Some units may serve as an Airbnb style rental or offer longer stay visits. 02.01 LOBBY — 1 1764 1,764 The site's adjacency to the marina may 02-02 COMMON ROOM 2 s10 1,620 mean that, in future, some boat 511p5 02-�� COMMON DECK 2 749 1,49$ Could be set aside and dedicated to 0Z.04 TENANT SPACE 2 3,916 7,832 residents of this development. SUBTOTAL 4,s82 SUBTOTAL 68,286 NET -ASSIGNABLE 5F 6,829 NON -ASSIGNABLE SF- * % = Waft. Chases. Pathways. Interstitial Spaces Note: Does n6X fndude area or[avemd surface perking or surfer a- Ieve11. 1 2 5 b 7 8 9 A 58 SCHMITT ISLAND I Development Plan The Ice Center expansion creates a beacon and identity for the island's 5outhside- Development Plan I SCHMITT ISLAND Development Program Details Ice Arena Addition This plan recommends adding a second sheet of ice at the ice arena, near the proposed hotel and the current ice arena_ Travelling ice hockey teams would benefit from an additional ice rink. A local Division 3 institution has expanded its offerings and now has a team that make use of a second sheet of ice. This plan also recommends that the ice arena operator increase hosting of tournament hockey events, for high school/traveling teams. Such events attract parents and family members, and the arena addition would include an entertainment center to provide a host of different experiences for those visitors. The expanded ice arena has the potential to be an attractive architectural addition to the island as well, with large glass walls that activate the space and welcome people in. 04.01 ICE RINK SIZE 1 17,000 i7,000 04.02 SPECTATOR SEATING 1 1400 1.600 SEAT COUNT 300 4.03 SECOND FLOOR MEZZANINE 1 6,900 6.900 DINING 1 BAR 1 CLUBROOM 1 4.04 UNIVERSITY OF DUBUQUE - MEN'S CLUBHOUSE 1 11,720 LOCKER ROOM, SHOWER_ & RE57ROOM 1 1,500 1,500 COACHE$ OFFICE 2 110 1 220 4.05 UNIVERSITY OF DUBUQUE - WOMEN'S CLUBHOUSE 1 11.720 LOCKER ROOM, SHOWER, & RESTROOM 1 1,50D 1.500 COACHES OFFICE 2 1I0 220 4.06 LOCKER ROOMS - TOURNAMENT 4 660 2.200 LOCKER ROOM 4 440 1,760 RESTROOWSHOWER 2 220 440 4.08 MECH/ICE EQUIPMENT STORAGE 1 2,580 2,530 4.09 SPECTATOR AESTROOMS 1 645 645 SUBTOTAL 3015 Baxter Area — Omaha, NE 1 014 5 b l 8 9 A 6�I SCHMITT ISLAND I Development Plan Development Plan I SCHMITT ISLAND ............. jd. .................... ............. su�wr AL-'m 1 1% - I n- !t. =1% -.- J .0 • ... .. ........ ................. .... ... ........... . ... ............... rho -7! J Q jo Development Program Details Public Fishing Access - Peos#a Channel A public fishing barge (a boat, float or dock) installed in the Peosta Channel would offer an additional, free island amenity for all. The channel is already a popular fishing spot; this publicly available feature would be a dedicated place that could be enjoyed by visitors and residents year-round. i I 2]0 5 b 7 8 9 A 7a SCHMITT ISLAND I Development Plan L 4 Development Plan I SCHMITT ISLAND Development Program Details Environmental and Recreation Outpost In partnership with a local nonprofit or institution, this plan envisions development of a recreation outpost that includes classroom/lab space for learning about ecological restoration. The outpost would have expanded parking, concessions, restrooms and water sports rentals supporting the public boat ramp, and could serve as a destination post for a water taxi that circumnavigates the island and progresses up and down the entire Dubuque waterfront. 2.01 LAB/CLASSROOM I 1,50D 11,500 2.02 LANbSCAPE RESTORATION EQUIP GARAGE 1 500 500 2.03 WATERSPORTS RENTAL 1 1,465 1,465 2.04 CONCESSIONS BUILDING 1 100 TOO VESSEL STORAGE 1 950 950 EQUIPMENT STORAGE 1 41.5 I 415 CONCESSIONS BUILDING 1 300 300 CONCESSIONS 1 200 1 200 STORAGE I 1 100 100 2,05 CONFERENCE/GATHERING SPACE 1 U00 I 11,100 2.06 PUBLIC RESTROOMS 1 420 I 1420 CUSTODIAL 1 100 I l0O 2.07 WATER TAXI ] Dock SUBTOTAL 5,285 1 2 5 b 7 8 9 A 76 SCHMITT ISLAND I Development Plan Development Plan I SCHMITT ISLAND SCHMITT ISLAND Market &Economic Baseline Baseline This planning project's market analysis reinforced a number of potential opportunities for the island, considering both residential development as well as destination - focused development, with additional consideration of broader factors influencing future use of the island. From a regional development standpoint, given the unique nature of Covid's impacts relative to past recessions, it is important to delineate the following distinctions and their implications for Greater Dubuque and Schmitt Island, specifically the extent to which pre-existing economic trends in place across the city re-emerge post-Covid; or, whether short-term trends due to Covid strengthen and dictate different future trajectories. In general. the Dubuque area has experienced a faster pace Df population growth since 2010 relative to historic trends, in part due to an apparent increase in remote work. A majority of regional growth has tended to concentrate in the City of Dubuque and Dubuque County, with more rural areas staying largely stable, more so in Iowa than in northwestern Illinois or southwestern Wisconsin, where population and income growth have been more modest since 2010. This point reinforces the need to look at stronger destination markets, including Cedar Rapids, Des Moines, Rochester (MN), Madison, Milwaukee, and Chicago to drive visitor market growth toward Dubuque. With the region now emerging from economic volatility since 2020, planners leveraged cell phone data from a source called Placer.Al to provide greater clarity regarding how existing destinations in the area — especially Schmitt Island - have recovered since 2020. Planners were able to look at the strength of tourism, how many people visit for events such as hockey games, Q r— 4 N"-- 0 a 0.8 OL7 0.6 0.4 02 0.2 City of Dubuque and how much time they spend on the island. The longer people stay in the area, the greater the economic growth. As shown in the following charts, while Schmitt Island is not the largest visitor destination in the region (Kennedy Mall, Downtown Dubuque, and the Port of Dubuque are larger), the island has sustained significantly longer visitor length of stay relative to peer destinations. In general. effective tourism development strategies seek to extend visitor length of stay. as 0.1 d 0.0 I� Dubuque County Hinterland ■ 2010-2019 ■ 2019-2021 i l� II II U 7 8 9 �I SCHMITT ISLAND I Development Plan 2,500,000 1,500,000 1, 000,000 500,000 ■ Downtown Galena Millwork District Schmitt Island 2017 .2018 ■ 2019 ■ 2020 2021 2022 s5.otr, Y5.0% 200% 15.M xac% s.D% ODN 15 It �s.ox 2iox 20.CFA 15.0% xa0x - D.a% r ❑owntnwn Dubuque Part of Dubuque ■ srM„ itt dand ■ PortoFDubuque ■ Millwork Distfict ■ Kennedy WII RecaN Node ■ Dcxw 3town Galena ■ Downtown Dubuque Development Plan I SCHMITT ISLAND Market &Economic Baseline Team evaluations of local retail, office and industrial markets revealed the following key insights: Residential Market data was studied to determine the potential for a strategy that caters to residential development, such as far retirees. One direction could be a strategy that aligns with Dubuque's current residential base, and another could be a strategy aligned with the marina area, which might be most attractive to people in the wider region rather than just the local market. Team market analysis revealed two consequential findings: 1. Regional Housing Market. Slow to deliver new housing product relative to increasing population, and home prices have increased. 2. Local Apartment Market. Currently, offers a limited supply of premium high -end projects. Regional market analysis reinforced a similarly limited supply of contemporary premium apartments in the region: • Built in 2022, Andante (Eau Claire, WI) is a 76-unit mixed -use development with approximately 8,000 square feet of ground floor commercial space. The building is located along the riverfront promenade and has direct connections to the public trail system. • Built in 2020, Kingston Village (Cedar Rapids, IA) is a 50-unit building with a range of amenities including a green rooftop, high- speed internet as well as high end finishes. • Built in 2022, 400 River (Davenport, IA) is a 55-unit apartment building with modern finishes. Amenities include a rooftop lounge with grills, TVs and fire pits. These developments all rent for premiums relative to the market average within their community, as shown below_ Residential is seen as an opportunity for Schmitt Island, particularly if supporting amenities (including marina) can be leveraged. Industrial Consistent with Midwestern trends, local industrial markets have performed well, as evidenced by steadily decreasing vacancy levels and steady rent growth. Growth has been tied to steady demand for e-commerce facilities, as well as growth in third -party logistics services (both in particular during Covid). Given limited land availability on Schmitt Island and typical parcel sizes for modern industrial real estate, industrial use is not seen as appropriate for the island. Retail Consistent with Midwestern trends, demand and supply for retail space have steadily come into better alignment as the impact of the "retail 3.0 2.5 2.0 n a 1.5 v_ OL l.4 0.5 0.0 245 Kingston 400 W River Dr 323 Stake Street ■ Building Average Rents ■ Market Rent 1 2 J 1 E-0 5 6 l 8 9 A 88 SCHMITT ISLAND I Development Plan apocalypse" has faded since 2020. At the same time, retail markets are also adjusting to significant growth in the share of transactions which are initiated online (30-50f), which has implications for sales tax revenue. Given these realities, it is expected that future retail opportunities on Schmitt Island will need to be targeted, with emphasis on restaurant and entertainment/ destination oriented activities. Office Reflective of growth in remote / hybrid work arrangements since 2020, near term demand for office use has softened, with increasing vacancy for older (pre -2000) office buildings with limited amenities. While office markets are expected to recover, new office projects will likely need to be located in more amenity -rich, mixed - use environments. 4%` 3% 2% 1% 0% ry°~� 14% 12% 10% s% 6% y� 4% 4 2% Development Plan I SCHMITT ISLAND SCHMITT ISLAND Economic Feasibility The conceptual financial analysis is built around a goal seeking approach to identify a tolerable level of private investment based on a minimum rate of return goal for a "typical" developer. By association, identified investment costs that fall beyond the rate of return goal would need to be absorbed by the City of Dubuque through public investment, acting as a catalyst to unlock private investment. The analysis solves for TIF infrastructure need assuming either a minimum 20 . unleveraged IRR or an Sl yield on cost (NOVCapex). Three scenarios have been assessed: 1. 5tatus quo operations for the duration of the marina lease; 2_ Improved marina development with residential option: and 3. Improved marina development without residential. SCHMITT ISLAND I Development Plan Development Plan I SCHMITT ISLAND Economic Feasibility Status Quo Based cn City -provided data, the existing ground lease on the marina site covers 19-25 acres and generates annual revenue to the City of Dubuque of $25,493/year or $1,324 per acre per year. We understand that this ground lease value is subject to change based on current appraisals which will be completed near -term. Existing tax records for 2023 Shaw that the property has an assessed value of $281,993.Over a 75-year period, the existing ground lease would grass a present value figure of approximately $790,000 for the City of Dubuque assuming 2% inflation rate per annum- Over a 75-year period ass umi ng a 3% inflation rate, the status quo option would gross a present value figure of Lease Payment over 75-years 5790.000 ■ $2.790.01 e Taxes over 75-yearV # $80,000 $22,660.000 L Ground Lease and Property lax Figures shown are presenL value rigures over 75-years. 2. Includes only City of Dubuque share FY24 total levy. 3. Figures are munded and conceptual based on devlopment scenarios, 75 YEAR PRESENT VALUE BENEF11TS S=aaooaoo S I S.OM.OM S LOU°6.W4 WOW,,0°o sr,r�n.aaa WOW 57K.Ow L � ,yC11R�� Impro r. d TLW SLa1u1 OLO Opwrropuiy Taq ■rb Gmued Leam approximately $80,000 in property taxes to the City of Dubuque, using the FY24 city of Dubuque share of the total levy based on the existing assessed value. Improved Residential Comparing the Status Quo model with the Improved Residential model, the Improved Residential option for the island has the potential to . -0 The comparison between the status quo option and the improved residential option indicate that over a 75-year period the improved residential option has the potential to result in a higher present value of property taxes and ground lease payments for the City of Dubuque compared to the Status Quo, The improved residential option has the potential to: • Result in a higher amount of ground lease payments as well as property taxes to the City of Dubuque. • Create a new residential community in Dubuque and contribute to the island being an integral part of the City's social fabric. 1 2 J 1 3 4 !s l 8 9 A 96 SCHMITT ISLAND I Development Plan result in a much higher present value of property taxes and ground lease payments to the city, over a 75-year period. It also has the potential to create a new residential community in Dubuque, contributing to the island being an integral part of the city's social fabric. Fkind Lease Payment over 75-years Improved Island (Marina Area When we compare the Status Quo with the Improved Island Marina Area model, we find that the Improved Marina option would result in a roughly doubled present value of property taxes and ground lease payments to the city over a 75-year period. Initial analysis of 1 $1.250.000 Property Taxes over 75-years! a $80,000 $280.000 L Ground Lease and Property lax Figures shown are present value rigures ouer 75-years. 2. Includes only City of Dubuque share FY24 total levy. 3. Figures are munded and conceptual based on development scenarios, $L.4w.00 5I.Mom M.oW.Dw Stt01 CW 54M.M sgo. a 5200,ro0 S comparable marinas would suggest that higher values are achievable with longer ground lease terms and more investment. Ultimately, this opportunity is driven by city appraisals. ■ The comparison between the status quo option and the improved marina option indicate that over a 75-year period the improved marina option has the potential to result in a higher present value of property taxes and ground lease payments for the City of Dubuque compared to the Status Quo, • The improved marina option would ■ result in both an increase in ground lease payments and property taxes to the City of Dubuque over the forecast period- • Initial analysis of comparable marinas would suggest that higher values are . achievable with longer ground lease terms and more investment. szaooao lmvrov" Wyrea Silt is QW4 ■ PY k0"nVT*■ pv Gr0ua0 U*W Development Plan I SCHMITT ISLAND Economic Feasibility Conclusions Given this analysis, the Improved Residential option results in the largest return to the city of Dubuque, followed by the Improved Marina option, with the lowest return from the Status Quo option. Additional considerations: • The Improved Residential scenario will require public infrastructure improvements to elevate the site out of the floodplain. • Both the Improved Marina and the Improved Residential scenarios likely require longer ground lease terms (>50- 75 years). • From an employment standpoint, investments in marina enhancements have potential to yield enhanced employment benefits relative to the status quo. The $25 million total present value 75-year benefits would be associated with the public sector cost to improve the site. A fee simple marina might be worth slightly more than one running on a ground lease. Our market analysis made comparisons with some benchmark marinas to show what the increase in value might be. These included: • Patriot Point Marina on Rebel Road in Stover, NAO • Rivertowne Marina and RV in Cincinnati, OH • A Boutique Restaurant and Marina in Bloomington, IN $34,444,444 $25.4W,444 $24.444,400 515,000,000 Ss,000,000 S25,450.000 �a�a,000 S1,s34,444 ■ Status quo Improved Marina Improved Residential ■ ToxSl PV Beftefits 1 2 J 1 3-1 U 4 ! 7 8 9 A 98 SCHMITT ISLAND I Development Plan Development Plan I SCHMITT ISLAND SCHMITT ISLAND Ecological Overview The naturalized areas of Schmitt Island are characterized by low-lying, flat "edge" areas subject to seasonal inundation by the Mississippi River, and medium to densely forested upland zones. Low areas are dominated by invasive woody and non -woody plants, and low -quality opportunistic native species. Upland areas are low -quality successional woodlands of non-native invasive and low -quality opportunistic native species surrounded by dense native and non-native shrubs and vegetation. Restoration Objectives Considering restoration of the ecology of the island, these six objectives come into focus, • Create spaces with improved access and managed vegetation for public use and enjoyment, and a unique outdoor recreational experience for connecting with nature. • Remove invasive species from all restoration zones. • Selectively thin low -quality native non-invasive species to promote healthy growth of remaining specimens. • Plant site -appropriate native tree species to improve woodland quality and diversity. • Identify and improve potential wildlife habitat sites. • Develop ongoing maintenance protocol for long-term preservation and enhancement of restoration efforts. Restoration Zones In 2023, the naturalized areas of the island were inundated by spring floods followed by drought conditions. In May/June of that year, Impact7G completed a desktop survey and field assessment of ecological conditions and subdivided the island into seven restoration zones. Impact7G walked the naturalized areas, documenting areas of distinct ecological variability and unique ecological components such as distinctive vegetation communities, invasive species, erosion and any other factors of ecological significance. Using this assessment, a series of base maps were developed using ArcGIS PRO 5oftware (See Figure 6.1). GIS analysis and mapping provides accurate areas and quantities for use in budget forecasting. Maps also illustrate site conditions, show the visual extent of management needs and are a critical tool for communicating rnanagernent objectives. 1 � 2 L3 4 E5]_= l 8 9 A SCHMITT ISLAND I Development Plan LEGEND King Rail Woods Heron Pond Woodland Edge Naturalized Lowlands Hip -Camp Development Plar Mississippi River Open Lowlands Open Uplands 0 250 500 1.000 Ft SCHMITT ISLAND 0 �50 500 1.000 ® Ft SCHMITT ISLAND Floodplain Overview Recent elevated Mississippi River levels in the spring of 2023 have highlighted the fact that portions of Chaplain Schmitt Island are prone to periodic and prolonged flooding. For this reason, as master development planning efforts continue to advance at the island, it will be important to evaluate and understand the impact potential Mississippi River flood risks will have on the feasibility of various improvement projects being considered_ This includes confirming compliance with applicable federal, state and local floodplain and floodway regulations that will govern whether potential improvements at the island are feasible from a regulatory, engineering and cost perspective. Existing i:loodplain Napping Review Figures 1 and 2 depict the regulatory Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) for Chaplain Schmitt island (map number 19051CO244F, August 19, 2013), FEMA produces FIRMS that show areas that are at risk to flooding, also known as floodplains or Special Flood Hazard Areas (SFHA), Figure 1 and 2 show flood zones, floodplain boundaries, floodways and base flood elevations of the Mississippi River_ Communities use these maps to set minimum building and land development requirements for projects in Flood prone areas. Given that potential future development improvement projects at the island will need to comply with local, state and federal floodplain management regulations, it is important to gain an understanding of the various flood zones that are present at the island. 1 II 4 118 SCHMITT ISLAND Development Plan Floodplain Floodplain and Floodway Regulation Review The City of Dubuque floodplain management regulations are stated within Title 16 Unified Development Code, Chapter 6 Overlay Districts, Section 16-6-4, Flood Hazard Overlay District. The provisions outlined in Section 16-6-4 apply to all lands within the jurisdiction of the City of Dubuque shown on the Official Floodplain Zoning Map as being within the boundaries of the Floodway, Floodway Fringe (Flood Fringe), and General Floodplain (Overlay) Districts. Each of these floodplain districts is described in further detail below. Floodway (Overlay) District (FW). Those areas identified as floodway on the Official Floodplain Zoning Map. These areas are depicted as Zone AE floodplain with diagonal hatched areas on Figure 1 and light blue shaded areas on Figure 2. If development plans include placement of any structures or fill within these areas, engineering analyses will need to be conducted to reflect the effects of this devel- opment on Mississippi River flood levels and to show that no increase in 100-year base flood elevation will result. The following section shares potential development scenarios that could occur within regulatory floodway at the island and the resultant impacts to Mis- sissippi River 100-year base flood elevations. Floodway Fringe (Overlay) Dis- trict (FF). Those areas identified as Zone AE on the Official Flood - plain Zoning Map and exclude those areas identified as floodway. These areas are depicted as Zone AE floodplain with no diagonal hatched area on Figure 1 and as indigo shaded blue areas on Figure General Floodplain Overlay Dis- trict (FP). Those areas shown with- in the approximate 100-year flood boundary or Zone A on the official floodplain zoning map. Note that there are no General Floodplain Overlay Districts within the limits of Chaplain Schmitt Island. Regardless, any proposed buildings {residential or non-residential) within a SFHA (both floodway and flood fringe areas), must be elevated to be equal to or greater than the flood protection elevation. The flood protection elevation is defined as the regional 100-year storm base flood elevation plus one foot of freeboard. Therefore, the flood protection elevation at the island is equivalent to elevation 612.0. =2 I L 5 8 9 A SCHMITT ISLAND I Development Plan f Or rL'4 p xss O.27i 4 OJ3 7ae0 4x9 "¢ L'zpY49 C79L4�x. r3 230 �; q i25602{7Gz-0737 o]x3 4ikG3:E I _Ny; O ?zs7 4 Mi U or m d254 4 � 81x8 4 d"41d !-lL }ri3 p3En 4 39 ,364]:J D¢ Q 4< �JM o3ZA a o ,53 ]� �4�$0 �,j�� -- �a _1 fl45 �� VU3 "An o- o:Jo:sn � 4. 3'I '11• 13 o as a» . 83� w31S iz„ r]tl3 s i� M1 0. q33 L caSL T' f3:: �.iF �SV 7 e L4 ok� f *ice IA15C r!b3 l'.li ` MI53 .9 �4 r: Bf 1F r e'' ®N] 3 r- YH pnM >J*' 379 .1C.y 1449:3.L ,'- 42 c�: �13g]�` 3x� 0 Lw40 * 36� OSffi pt- 0 o M3 p �141 �I ?'t0*p i S .L aZ o� . to 4 5 51 0 t ' 033 � �3-0 V p5C 55 4� ❑74 B l3 ■ 4. O x 8 3O S p37 q13 4M O • o . a .� $ E o . o Lq, a� 019 �12 a �L; SCHMITT ISLAND Infrastructure &Analysis Utilities The planning and design team interviewed city staff in the water department, sanitary waste division and civil engineering departments to understand potential issues or opportunities from a utility perspective. These conversations helped provide a high level overview of the key items that should be considered as development moves forward. LEGEND Sanitary Line - Gravity Main Sanitary Line - Pressurized Main — — — Inactive Sanitary Line Active Stormwater Line Active Water Line — — — Proposed Water Line — — — Water Destinations 18" W Water Line Diameter Fiber Conduit Electric Conduit 2" Electric Conduit Diameter Fiber Structure 0 Electric Underground Structure 1 4 � 7 � 9 A 132 SCHMITT ISLAND I Development Plan Development Plan I SCHMITT ISLAND 133. SCHMITT ISLAND Priorities, Costs & Recommendations As part of the overall development plan's findi ngs — along with the economic analysis, key projects have been identified to help fulfill the plan's mission and vision. These projects — and their associated costs — have been prioritized through an analysis of the following considerations. Prioritization Factors 1. Plan Objectives. Does the project help achieve the development Objectives and the City of Dubuque's Council Priorities? 2. Highest and Best Use. Are the projects financially feasible? Will the project help move the needle and improve the island's appeal for private sector investments? Will the citizens of Dubuque benefit from increased tax or lease revenue? 3. Readiness. Is the project "shovel ready" or can it get there quickly? What steps have taken place to advance the project's standing? 4. Construction Cost. if the magnitude of the project requires capital that is not readily available, alternative funding streams (e.g. grants, sponsorship) may be a factor in the project's short term feasibility. 5. Sequence. Is the project — or is a higher priority project - contingent on infrastructure investments that must occur first to enhance the island's appeal for further development? Does the project "complete" a multi phased project? 6. Ecological, Beautification. Does the project help advance the island's appeal from a habitat or beatification standpoint? 7_ Quality of life, Destination Appeal. Will the project appeal to Dubuque citizens, their families and professionals? Will people travel to spend the day on the island, if the project is constructed? Regulation & Poficy Considerations In addition to the prioritization considerations, several city policies impacting the island's appeal for development have been uncovered. A brief explanation has been included below. In 2017, residential development was eliminated as an allowable use within the Planned Unit Development Ordinance that governs the island. After an evaluation of the current market conditions in 2024, there is an opportunity for waterfront living on the island. Considerations were also given to large scale destination retail (e.g. bass pro shops). office (in the short term, office demand is very limited) and industrial (deemed an inappropriate use, given the island's vision and land uses) within the island's development framework, but were ruled out as viable alternatives. Given this, a recommendation of this plan is to update the PUD to include multifamily residential. Secondly, given the construction complexities of building on the island, along with market conditions related to residential development, an analysis of a fee simple vs. land lease scenario was evaluated (see sections 3 &4). Given the island's waterfront location, the city has had a longstanding position of being only buyers of riverfront land (as opposed to sellers). While some developers may philosophically not want to lease lands for multifamily residential development, there are some developers who see leasing as a benefit to their business model as it moves the cost to the operational side of the balance sheet. The challenge with land lease in large part then comes down to time. Given the island's physical characteristics and development history, capital costs are anticipated to be slightly higher than a traditional redevelopment situation in downtown Dubuque, for example. This creates a need to re-evaluate the lease terms. This plan's recommendation is for the City to reconsider land leases that have historically been on a 25 year basis to a 75 year basis, but only for high quality development that meets the 1 2 J 1 3 4 5 !s l Lilm A 144 SCHMITT ISLAND I Development Plan intent of the Island's design guidelines, while simultaneously protecting the investments of those who have developed or will develop in the future. Lastly, In the 1980's, the City received funds for the acquisition and construction of Gerald "Red" McAleece Park through the federal government's Land and Water Conservation Program. With these funds, a land use restriction was enacted by the Department of Interior and provided by the City, limiting use to "outdoor recreation." Removing this restriction is possible and is based on replacing the outdoor recreation uses elsewhere in the city at the present day appraised value. It does not require a sport for sport replacement. Considering this, as investments are made in Schmitt Island, it is reasonable to assume that the site's value — and appraised value — will go up. Given this, this plan recommends that the city collaborate with the Federal Government to remove the restriction on Gerald "Red" McAleece Park. Action Plan Considering the factors above, the following items have been identified as the highest priority actions, 1. Update the PUD Ordinance to allow multifamily residential. 2. Proceed with developing a value matrix for determining when a seventy -five-year vs. a twenty five year land lease is warranted. 3. Proceed with the initial steps of seeking an appraisal for the ballfield site and removing the restriction over Gerald "Red" McAleece Park. 4. Work with the City of Dubuque to issue an RFI to prospective developers to gauge their interest in redeveloping the island south of Highway 151. 5. Begin the initial geotechnical and environmental investigation within the existing marina and RV Park on the south side of the island. 6. Conduct a feasibility study to determine the appropriate sports program for the Gerald "Red" McAleece Park and Ice Center. Development Plan I SCHMITT ISLAND