This Fall we received the opportunity to work on a unique project. We were asked to take over a project for a poolside cabana project. The project had gone through multiple initial designs, but the original contractor was an expert in landscape masonry and not in the type of structural project this had become. We were asked to look into options to make the project work.
We were able to redesign the roof line to match the house as the owner originally wanted. We added a bathroom with a shower to improve the usability. We redesigned the fireplace to tie it to the structure. We improved the drainage system allowing leveling of the paving system. We added hurricane shutters to protect the interior as well as extend the useful seasons. We employed Scearce Rudisel Architects to provide drawings and verify that we were on track to meet the owners’ vision.
The original design called for sand set pavers, but because the interior of the project was enclosed on three sides, we revised the design to include a sloped concrete slab base with the floor pavers set on pedestals to level the floor. This system is similar those we have used on roof deck projects. This allowed for a flat floor, with positive drainage beneath the pavers. The cabana was to be raised one step above the existing pool deck, so we installed a trench drain to collect water from the sloped deck of the pool. The step also allowed us to create a new level edge from which to start our construction. (The pool deck had previously drained into a landscape area and the edge did not need to be perfectly level and was allowed to have variations.) The pavers themselves will be 24″ x 24″ x 1-1/2″ thick installed in a stacked bond pattern.
The outdoor kitchen has been designed with stainless steel appliances protected by a stacked block wall. The wall will create bar height seating on two sides. The bar and countertops will be Typhoon Bordeaux granite.
The exterior roof style has been designed to mirror the existing home’s roof line. To reduce the water returning to the pool deck at the front of the structure, the top section of the roof has been designed with a slight slope to the rear. Flashings will be installed to hide the slope. Gutters will be installed around the entire structure for continuity and rain chains will be installed to handle the minimal water exiting the front, while downspouts will be concealed at the rear to handle the majority of runoff. The interior ceiling shall be comprised of two crossing barrels giving added height to the interior.
Foundations and slabs are in place, steel columns have been set and the roof framing is underway. Roof sheeting should be underway yet this week. Weather has held up the fireplace mason, but we are working around that the best we can. Despite poor weather conditions, the project is beginning to take shape.
H.B. 1182, legislation defining Complete Streets for Indiana streets and highways, passed the Indiana House but didn’t make it through the Senate earlier this year. This Bill followed a national trend to look at streets in a more holistic fashion, taking into account pedestrians, bicycles and public transportation, rather than just the minimalist approach of expediting the transit of cars from point A to point B. The Complete Streets ideal also looks at issues concerning stormwater control and optimizaton of pavement.
Culver recently received a grant for renovations to Main Street as it runs through the downtown business district. My understanding is that plans are underway to facilitate these improvements. I spoke to Town Manager, Michael Doss, and he did not believe that the Complete Streets standards would apply. (That was shortly after the grant was obtained and now his remarks appear sage-like as the legislation failed to move forward.) Some of the proposed standards may be of value though and hopefully will be considered by the designer. Improvements that make the downtown business district more pedestrian and cyclist friendly should be helpful. We also have a continuing stormwater issue in Culver that could be improved by changes to impervious surfaces in the downtown. Corrections to the existing stormwater system as well as other infrastructure should be considered as part of this project. It would be prudent to make sure that we’re not tearing up the new street in a couple of years to correct underlying problems.
Culver does not have a lot of new road construction planned, so opportunities to employ this type of design is limited. Now that the review of the the Culver Zoning Ordinance is coming to a close, it might be time to revisit the Subdivision Ordinance. That document has not been updated in decades. The Culver Comprehensive Plan is also past due for a review. Some of the new research and trends should be considered for implementation in our planning documents. Even without updates to these planning documents, there is the potential for doing this type of design through PUD’s under the current ordinance – something I would hope to accomplish with Sand Hill Farm.
The week of 8/16/10 was a big week for the planned Culver Garden Court project. On Tuesday, August 17th, I presented the Minor Subdivision plan for the Wade & Claudia McGee Subdivision to the Culver Plan Commission for approval. Culver allows Minor Subdivisions of property consisting of three or less parcels to be completed with a single presentation. This presentation went smoothly and was accepted by unanimous vote. All members of the Plan Commission seemed pleased that the project was moving forward.
On Thursday, August 19th, Brent Martin, Project Architect, and I presented the Special Use Permit request to to the Board of Zoning Appeals (BZA). The BZA had a full schedule and we were fifth of five on the agenda. Brent had the opportunity, whether he wanted it or not, to observe the Culver BZA in action on several things before we presented.
The Special Use Permit covered several items: 1) We applied for the Culver Garden Court project as Apartments which are allowed, but require a Special Use Permit under the existing S-1, Suburban Residential, Zoning District. 2) The 535 sf units are smaller than is generally allowed under Culver’s multi-family housing requirements. Since this is a HUD project and the 535 sf size is a HUD maximum square footage under 202 projects, the BZA agreed to this change and allowed the project to move forward. 3) Culver’s parking space standards require 2 spaces per unit. We were granted a change from the required 26 spaces to 16 spaces. This has proven to be an adequate ratio on previous Garden Court projects.
Culver’s Board of Zoning Appeals is operating with one vacant seat. Fortunately this wasn’t an issue and the Special Use Permit was granted unanimously, 4-0.
On Friday, August 20th, there was a press conference at the Culver Union Township Public Library officially announcing the planned Culver Garden Court. Dr. Ronald Liechty, President of Garden Court, Inc., gave a speech congratulating all involved. Congressman Joe Donnelly spoke as well, giving accolades to Garden Court, Inc. and his assurances that he did all he could to make this project possible and that he knew that it would be a positive addition to the Culver Community.
There was a fair turnout for the event. Culver Town Council board members Ed Pinder, Lynn Overmyer and Ralph Winters all attended. Greg Fassett was there representing both Miller’s Merry Manor and also wearing his hat as Culver Chamber of Commerce President. Representatives from the Garden Court, Inc. Board were there as well as several representatives from Real Estate Management Corp. Jeff Kenney, Editor of the Culver Citizen, was there reporting for the Culver Citizen/Pilot News. We ended up with a front page picture and article in the Pilot News, but it didn’t make the website, so I can’t provide a link. There were citizens there as well and Dr. Liechty fielded several questions from the audience regarding this project specifically and Garden Court in general.
We are currently waiting on plans from B.A. Martin Archtects, P.C. in order to begin pricing. We hope to have things together for a closing on this project prior to September 30, 2010 which is HUD’s year end. Unfortunately, we are also waiting on release of the 501(c)3 designation for this project. We cannot close without that. Despite all the talk about efforts to expedite projects, Washington still moves slowly on most of these things… We will be breaking ground on this project as soon as we can get the release.
I have served as the Town of Culver representative to the Marshall County Economic Development Corporation (MCEDC) for the past three years. This took the group through incorporation as a 501(c)6 corporation. Since that time I have been vice chairman of the corporation. My term expired at the end of December last year and I volunteered to be reappointed to the corporation board. I am pleased that the Culver Town Council chose to reappoint me at their meeting, February 10, 2010. (Pilot News Article here.) I have represented Culver to the best of my ability and believe I have served the Town well.
MCEDC has made great strides in the short time it has existed. We have established offices in Plymouth and hired an Executive Director, Administrative Staff and just recently a dedicated Grant Writer. We have a functioning website and have established ourselves as a regional leader with State and local officials as well as site locators throughout the nation. We are currently working to increase our regional position through cooperation and strategic partnerships with surrounding counties.
Yesterday was a long day, but a good day. I went to Indianapolis for the closing on the Lapaz Garden Court. This project is a 14 unit assisted living facility in Lapaz, IN. The project is funded by the U.S. Department of Housing and Urban Development (HUD). This will be the 6th Garden Court facility built by Easterday Construction Co., Inc. We’re pleased to have the opportunity to work with Garden Court, Inc. once again.
The closings are interesting as there is a flurry of HUD personnel in and out making sure that their different criteria are met. As always, paperwork is a big part of any government project. Fortunately the Garden Court team (Hughes & Associates, Real Estate Management and B.A. Martin Architects) has been through this multiple times in the past. I think the HUD personnel appreciate what they do and try to make things as painless as possible. This closing went smoothly and only took a little more than two hours, but in the past we have been phoning, faxing, emailing and otherwise chasing the necessary paperwork. It seems there is always one more thing required.
Thanks to the work of Garden Court and the HUD, Lapaz will have a new Garden Court facility ready to occupy by this time next year.