Solar Eclipse
As the hype grows, I’ve been thinking about the solar eclipse on August 21st. Thanks to Waffle House, I found this handy map (see right) in case you want your eclipse viewing “Smothered & Covered”. I heard on the radio that Krispy Kreme was planning competing events. Chocolate Glaze! Unfortunately, Indiana will be mostly bypassed for the total eclipse. We’ll only get a side view. That should still be cool and weather permitting, I’m sure I’ll step out side to check it out.
Picture of Sanford Stadium from ajc.com article
My friends around Atlanta are planning parties and events. Any excuse for a party and a day off work, right? The University of Georgia is planning a party in Sanford Stadium. (Article here) Do you tailgate for an eclipse? Knowing the Bulldogs, the answer to that will be a resounding YES! Ha!
Nest Thermostat asking to activate their eclipse rush hour savings
One of the other interesting tie-ins I saw was with the Nest thermostats. I’ve talked about them before here. They’ve been through a few updates since then and I chose to install one in my home. So far I’ve been pleased. More than similar devices, I have observed Nest really trying to make the green connection and not just personal energy cost savings. They send out a report on how many “leafs” you earn each month for energy savings along with a comparison to other Nest owners. There is a running total on their website showing their estimate of how many Kwh of energy that has been saved by their devices.
The tie-in to the eclipse is that in their blog, Nest repeats a report that suggests the solar eclipse, as it blocks out solar panels, will reduce green energy production by as much as 9,000 MW resulting in traditional systems coming back on line to pick up the slack. “At Nest, we think of these high-demand times on the energy grid as rush hours.” They suggest that if you opt in, their thermostats will automatically cool your home a little extra before the event so that it can reduce the load during the event. Personally I think that’s as much marketing as an actual need, but it’s still an interesting concept and it’s another reminder of how the Internet of Things continues to find new ways to work for us.
For those of you in Culver, there is going to be presentations this Saturday at the Culver Union Township Public Library at 10:30 and noon talking about the eclipse. (The noon event was added after the flyer came out.) Dr. Angela Meyer from Culver Academies will give the presentation. Those that attend will receive NASA approved viewing glasses for Monday’s eclipse. This should be an informative event!
Maybe I’ll see you out in the semi-darkness on the 21st. That is if I don’t accept an invitation to go to Atlanta and get the full effect! While I doubt this will be any kind of life changing event, it is one of those cool and rare physical phenomenons of which we should all take advantage. Hopefully for most of us it’s not literally a once-in-a-lifetime event, but it is pretty rare… And unlike most astronomical events, you don’t have to get up in the middle of the night to see it! Bonus!
Sand Hill Farm Update
Preliminary Floor Plan
I haven’t written anything about the Sand Hill Farm project in a while. Not because it’s stagnant, but more because of being too busy with it! The basic idea of a mixed use development hasn’t changed, but the path towards that continues to be a bit bumpy… Some of this has been here before, but for new readers, I’ll reiterate.
Last year, the Stellar competition was supposed to be our “in” for IHCDA Tax Credit Housing. When we didn’t get Stellar, I had multiple meetings with IHCDA, which indicated they were eager to help, but we just didn’t meet the threshold needed for a project. In discussions with Town leaders, we decided that the need was immediate and we needed to do something. The Town will be competing for Stellar again this year, but the changes to the program mean that the funding wouldn’t come through until 2019 and that’s too late.
Preliminary Front Elevation
I have gone through the process to have the eastern portion of the project annexed. I have been through the BZA and gotten a Special Use Variance allowing multifamily housing on the property. I have worked through MCEDC to secure Region Cities funding for the project. I have formed a new LLC (Culver Sand Hill Farm LLC) and transferred the eastern portion of the site to that entity. I’ve had multiple meetings with accountants and banks on how best to structure the project. From there, it became an issue of defining what the project would be.
Preliminary End Elevation
I had discussions with the Town about doing a small townhome project, but the dollars didn’t work. It wouldn’t have been enough to justify the Regional Cities money and didn’t really fit what the goals were. We are now proceeding down the path to create a 24 unit apartment building. The sketches I have included here are the preliminaries for that. Final designs may change, but they’re what pricing is currently based on.
In order to meet the cost goals for the project, the Town has agreed to provide infrastructure. That’s allowing the rental rates to be reduced and hit some of our target audience. This will bring in water, sewer, streets, street lights, sidewalks, etc. to the project. They will also be providing a Tax Abatement for the project.
Preliminary Site Plan
The public comment periods on this were a bit harsh. Always disheartening when you find out who your friends aren’t. Most of the vitriol was directed at the Town Council, but some got personal. That was despite the all of the employers we were targeting appearing and speaking for the project. This is somewhat baffling since affordable housing has been the top request in all the surveys from back to the Comprehensive Plan. It continues to be the top concern in the Stellar surveys. Since those meetings it has been nice that there have been a lot of people providing off the record, positive comments to me. It’s unfortunate that they were unable to speak publicly for fear the naysayers would shun them and their businesses.
Currently we’re working down two tracks in order to make this happen. The first is with the Town to find the most economical route to provide access to the current and future projects on the site. This is being handled by the Town’s engineer with input from the Town Manager, Utilities Superintendent and myself. The second is working to bring the building plan in at or under budget. That is proving to be challenging, but the budget has been set by what the banks will support and what has been approved for the Regional Cities money. Building a project with Market Rate construction costs, but renting it at below Market Rate is difficult. In typical fashion, the banks only want to lend money when you don’t need it.
The conversations with the Town and the buzz through the community has been fascinating. The need is there, but everyone has different ideas of how to address it. Several have mentioned the tiny house craze. Enough so that I will probably include that in my PUD as an option. It seems like a reasonable possibility. Mostly, I’m looking at how to most efficiently use the property. I think working on the density is probably the key. Tiny houses might be a component, but I’m still thinking multifamily and zero lot line construction may make more sense here.
More to come!
Tiny house image via Cass Community Social Services
Charley Creek Inn Ribbon Cutting
Ribbon Cutting for the Courtyard – May 5, 2017
I’ve been a little slow getting things up on the site this summer. There’s been a lot going on. Thanks to the Wabash Plain Dealer for the picture from the event.
Howard Kaler, General Manager of the Charley Creek Inn, tells me that the Courtyard has been an enormous success. There are already over 20 different events scheduled in the Courtyard in July. We’re pretty proud of it. You can see additional pictures here. There are some additional pictures elsewhere in the blog showing the construction.
I recommend that you check it out if you’re in the area. Heck, personally I think it’s worth a special trip!
