Implementing Culver’s Comprehensive Plan

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Culver 2024 Comprehensive Plan

I’ve mentioned several times in previous posts that I am concerned about Culver’s lack of movement on the new Comprehensive Plan. (Here and here if you want to see a few past comments.) At the December Plan Commission meeting, they set up a work session to discuss accessory dwelling units (ADUs).

During Citizen Input, I commended them for tackling the ADUs, but reminded them that was only one of a myriad of changes suggested by the Comprehensive Plan. After the 2014 Comprehensive Plan, then Council President, Ginny Munroe, immediately formed a committee that created a Strategic Action Plan (SAP) and a Capital Improvement Plan (CIP) to implement key points in the plan. This fostered the creation of an entry-level housing committee that ultimately resulted in Culver achieving Stellar Community Designation. A few of the results included, 72 new housing units in the Sand Hill Farm development, the new Damore Amphitheater in the Park by the lake, the new Cavalier Park by the school and another trail extension.

Looking from the outside, the current town council has not done much to implement the new plan. The Culver Redevelopment Commission (CRC) is making some moves toward implementation, but it really needs to start with the Plan Commission and the Town Council. Many of the recommendations will require changes to the Zoning Ordinance and that is a function of the Plan Commission.

Section 5 of the 2024 Comprehensive Plan talks about implementation and includes a Priority Action Plan. While many of the recommendations require action by the Town Council, even those should be pushed by the Plan Commission as technically, the Comprehensive Plan is a Plan Commission document, adopted by them prior to adoption by the Town Council. For the ones specific to the Plan Commission, here is a short list:

  • Page 73, review the Zoning Ordinance to see where it affects plan goals negatively and what changes should be made to foster achievement of goals. Specifically, “The Zoning Ordinance can be used with the Future Development Character Map to set a vision for how land is used at the parcel level.” The Zoning Ordinance is currently being reviewed by the Town Attorney for technical problems. This appears to be putting the cart in front of the horse, as a review of proposed outcomes should have been done first as some of the things currently under review will likely change and other things will be added.
  • Page 74, “A goal of the Priority Action Plan is to update the Culver Zoning Ordinance to enable some of the goals and strategies of the Action Priority Plan (sic) to be accomplished.” Some of the Comp Plan’s proposed use changes don’t fit neatly under the existing Zoning Ordinance. This might require changes to existing districts or even the creation of a new district. This should be done in a thoughtful process and not on a whim, with a lets-see-what-happens attitude. While the Plan Commission is not responsible for creating the CIP, their deliberation on Comp Plan goals will help set priorities for the CIP. For example, the Comp Plan talks about future development in unimproved areas. The Plan Commission will need to make Zoning Ordinance changes if they want to foster that development and from that, the Town Council will need to budget (CIP) for infrastructure improvements necessary to make that development possible.
  • Page 75, Land Exaction Tools. “An impact fee is a land exaction tool the town can use to implement public infrastructure and facility (sic) projects.” Impact Fees could be part of the Zoning Ordinance. Culver is not a booming economy where development is clamoring to happen, thus impact fees are unlikely to foster what we want to see happen, nor will they solve the problem of infrastructure costs. Conversely though, they can be a tool that impedes less desirable development, and can be waived to promote desirable development. The consideration of waiving fees can be a negotiation tactic that helps mold development to Comp Plan goals. Care should be taken to not drive away development that sees the fees and doesn’t understand the system. Care should also be taken to tread lightly and not give grounds for complaints of unequal treatment.
  • Page 76, Tax Increment Financing (TIF). While this is a function of the Redevelopment Commission (CRC), the Plan Commission should be aware of where TIF districts are set up and work with the CRC to take advantage of them. I would strongly recommend that this be part of the Building Commissioners checklist and whenever new development is considered, that the CRC be notified so they can assess how it will affect existing TIF districts and if not in a TIF district, whether expansion of the TIF to include the new development is warranted. As the Building Commissioner works most closely under the Plan Commission, the Plan Commission could request this be included in his reporting to them.
  • Page 83, A, Appendix – Action Program. While the Comp Plan pulled some specific priority goals for the Plan Commission, as listed in the first three bullet points above, it also includes ALL of the goals. This was done with the recognition that Comp Plans are meant to have a life of 5-10 years and the hope is that the priority items get completed quickly. Then the Plan Commission can pick from the remaining goals to continue improvements. That said, there are already different plan commissioners from when the plan was adopted. The Plan is a living document that needs to be flexible and if the new group of plan commissioners want to tackle different thing, there is a whole list available with documented citizen support.
Future Development Character Map from Culver 2024 Comprehensive Plan

Further emphasizing the need to look at the existing Zoning Ordinance, one of the things highlighted in the Future Development Character Map, Page 58, (right) was the creation of “Entertainment Corridors”. These were designated for Lake Shore Drive, Main Street and Jefferson Street. This was an acknowledgement of Culver’s Tourist and second home resident focus. In the discussion of these corridors, the conversation revolved around walkability, mixed use (commercial/residential) and diversification of our economy for year-round attractions.

Bringing these corridors to fruition, could be handled several ways, through modifications to existing districts, creation of new districts or through some form of overlay district. All will require more in-depth analysis and some rezoning to make them happen. This mixed use focus, could allow changes preventing problems such as were created with the rezoning of 303 Main Street. There is a definition of this district on Page 59 of the Comprehensive Plan, but not to the level of a Zoning District.

The Future Development Character Plan also looks at expansion of the “Employment Center” which would be Commercial/Industrial in the current ordinance and an expansion of the “Regional Commercial” area, which would be C2 under the current ordinance. The Plan Commission should contemplate how they want to foster these community goals.

In any case, there is a lot that should be on the Plan Commissions plate and rather than letting these things languish, they should start to tackle them. If they can break these down and address them in pieces, they’ll make progress. As the old saw goes, “How do you eat an elephant? – One bite at a time…”

End of an Era

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Kevin Overmyer

With the retirement of Marshall County Commissioner, Kevin Overmyer, 2024 is the end of an era. Kevin, like is father, Glenn, served multiple terms as Marshall County Commissioner. In total, Marshall County went 46 out of the last 52 years with an Overmyer at the helm. I know there has been some ugliness over the last couple of years, but the positive impact of Kevin and his family has had on the county is undeniable. 

A few years ago, a friend decided to run against Kevin. I was asked to support him in his bid to replace Kevin. My friend told me he thought Kevin’s time was up and that he could do a better job. I had to explain to him that, 1) He might be able to do as good a job… eventually…, but 2) As long as Kevin was willing to serve, his knowledge and connections were invaluable. This was a difficult position for me to take as I generally agree with the idea of term limits, the transfer of power, and the value of new blood. The problem is as long as that’s not a universal concept, the value of connections to politician at the State level are undeniable for a small rural county like ours. His respect in the larger State arena was shown when he was elected President of the Indiana Association of County Commissioners (IACC) Northwest District. 

The above was demonstrated to me during my time serving on the board of MCEDC. A new project in Bourbon drew attention and support from the State. State officials attended the meeting and speeches were made. As was generally the case, Kevin was not one who wanted the spotlight, but it was turned on him by the State officials in their speeches and in the casual conversation at the reception that followed. Stories were told of Kevin’s trips to Indianapolis for meetings as well as kitchen table meetings with these officials in Kevin’s home. Kevin understood the power of these connections and that power was subtly demonstrated that day.

Kevin also understood the value of keeping Marshall County on the map. He made a false start at an economic development entity several years before MCEDC came to be. It failed due to some of the petty bickering that often occurs between municipalities, i.e. what I have referred to in the past as the lasting legacy of old basketball rivalries. Rather than dropping the initiative, he let the idea cool and simmer. Then, learning from his mistakes in the first attempt, he resurrected it in a new form, addressing the stumbling blocks of the previous attempt. This is what became MCEDC (Marshall County Economic Development Corporation), without which our county wouldn’t have made strides to create shell buildings that brought in new businesses, wouldn’t have created the partnership that brought Regional Cities dollars to Marshall County and kept us in that partnership, participating in READI and READI 2.0. When I was Chairman of MCEDC, I recognized the struggle with the municipal rivalries and with Kevin’s (and Roger Umbaugh‘s) help MCEDC created what became the quarterly County Development for the Future meetings. Those meeting broke down barriers, which helped Culver achieve Stellar Community status. That lead to Kevin co-chairing Marshall County’s Stellar aspirations and eventually achieving Stellar Region status.

Kevin also understood the need to work together and move things forward. Bureaucracies are born to grow and create barriers. Even at the County level, this is the case. Kevin had a keen eye for when the red tape was necessary and when it was just an impediment. He was someone you could call to make the right connections, make determinations between what was just policy and what was law, and help make things happen. He was adept at doing this, not only with those under his direct jurisdiction, but down stream in municipalities and upstream at the State. Kevin had a keen nose for BS and who was trying to do the right thing and who was trying to just skirt the rules.

I understand Kevin’s desire to retire and leave the stress behind. He has served Marshall County well, though that isn’t always recognized and no one is perfect. All and all, I feel he’s left a positive legacy. Which is the best any politician can do.

So, I want to end this wishing Jesse Bohannon the best and with the hope that he also can create a positive legacy in his time in office serving as commissioner. It won’t be easy and some of the rancor from the campaign will make this less than a smooth transition. As with my friend I mentioned earlier, I know those relationships can built again, but there is no shortcut for the time that requires. Kevin had a bit of a shortcut through his family name and Glenn’s years of service. Jesse will need to build that all on his own. Good luck Jesse! I hope people remember your time in office fondly 20 years from now too!

Water Street Townhomes Groundbreaking

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Jeff Houin, Taryn MacFarlane, Randy Lehman, Kevin Berger, Lynn Gorski, Mayor Robert Listenberger, Don Ecker, Brent Martin, Linda Starr, Dave Morrow, Mike Miley, Alan Hauger

We had a groundbreaking ceremony for Water Street Townhomes on Tuesday. It was great to see support from the Plymouth Community. Mayor Listenberger, Clerk Treasurer Lynn Gorski and Council Members Don Ecker, Linda Starr and Dave Morrow also turned out. Mike Miley was there representing the Plymouth Redevelopment Commission. Plymouth City Attorney Jeff Houin was there and Taryn MacFarlane from the South Bend Elkhart Regional Partnership (SBERP). This type of infill development for this area has been part of Plymouth’s last two Comprehensive Plans, so we were pleased to be able to help bring it to fruition.

Housing affordability has become more difficult with the duel challenges of record inflation and interest rate increases over the last 4 years. While there are signs of moderation, they will continue to be a challenge for the near future. Inflation moderates, but continues to accumulate and rarely reverses. The Fed has lowered interest rates, but the mortgage market has done little to reflect the decrease.

We were please to partner with the City of Plymouth and obtain a READI 1.0 grant for this project. Infill housing has also shown up in the two current Marshall County housing studies being completed, so this is a timely addition to the City. We did not get all we asked for from READI, but without their contribution and the matching dollars from the city, the project would not pencil out. Even with that, this is a market rate project, not an affordable housing project. Because of the current inflationary market, the banks look more at the income generated than the loan to value of a project, i.e. another reason the State and Municipal participation is important.

This project is part of a trend towards more walkability and brings some additional rental property to downtown Plymouth. Catty-corner to River Park Square, it will be conveniently located for local festivals. The Mayor’s initiative to improve the festival space on Garro Street between Michigan Road and Center Street as well as his initiative to create a downtown Entertainment District, positions Water Street Townhomes to be successful and Water Street Townhomes will provide residents to attend these events, as well as frequent the existing local businesses and restaurants in the area. This site once was home to the Gem Theater, a predecessor to The Rees, a Doctor’s office and various other business entities through the last 100 years. It will be included in the new downtown entertainment district. We hope to encourage others to revitalize the back half of Plymouth’s downtown main street. Putting this historic block back on the tax rolls is a positive change for the city.

Water Street Townhomes Site Plan

Culver Sand Hill Farm also submitted a townhouse project for Culver, Spirit Townhomes, which was named in the READI 1.0 Strategic Investment Plan. Unfortunately, after the fact, Culver chose to partner with a different developer on the much larger project, The Dunes. (Discussed here.) C’est la vie! Sometimes you reap what you sow. These small pocket developments are ones that can make an impact without as much culture shock to the community. A trend of these small projects would ease a community into the idea of expansion and make it easier to integrate new residents into the community – something to consider throughout Marshall County communities.

We look forward to making a positive impact with Water Street Townhomes and hope it is a catalyst for more downtown Plymouth development. The Plymouth Administration and Common Council have been supportive and a great partner. There is a need for 1,300 new housing units in Marshall County. Often big developments are jarring to the community. Small, infill projects such as this can make a difference and be placed into the community with only ripples instead of waves. They can also take advantage of existing infrastructure, be placed walking distance from amenities, and generally become part of existing neighborhoods. I hope this is the first of many similar projects in Plymouth and Marshall County.

We’re all about Safety at ECC this Month

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We received our ABC STEP Silver Safety certificate from Associated Builders and Contractors (ABC) this week. Last week we had two employees complete their OSHA 10 Hour safety training as well as their Red Cross First Aid Training. Hopefully one of them will be around when I stress out and have a heart attack here! Ha!

We do our best to be responsible and safe at Easterday Construction Co., Inc. We distribute weekly tool box talk safety meetings and share safety training lunches with information provided by our insurance provider, Gibson Insurance. Last month we had some questions about safety on a job site and they provided a review of our procedures. They congratulated us on the safety measures we had in place and said we were doing everything right. Kudos to the field crew for meeting and exceeding standards!