Interesting Take at the Plan Commission

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I attended the Culver Plan Commission with a client Tuesday night. I was a little surprised to be called out in front of my client regarding another project, but so these things go.

Some Background: Last month I appeared for the Secondary Plan Review for the PUD (Planned Unit Development) needed for construction of The Paddocks. The project is one of the signature pieces in Culver’s Stellar Strategic Investment Plan and had been before the Plan Commission multiple times. It passed with one dissenting vote. I wondered about that vote, but never questioned it. It was their right to vote against the project. If they had expressed their objections before the vote, I could have provided a rebuttal to their objections, but after the vote it was a moot point.

Tuesday, that commissioner chose to elaborate on their no vote. To paraphrase, their objection was that all ordinances should be treated equal and since the Town had adopted a Complete Streets ordinance, and The Paddocks had agreed to provide a trail connection through The Paddocks property, the developer should have been required to exhaust all options to continue the trail through the adjacent property. The Developer should also be held to a higher standard due to the Tax Abatement awarded to The Paddocks.

A few things bothered me about that, but again, it was water under the bridge so I did not attempt to address it at that meeting. This is my venue to vent though, so here are my thoughts:

  1. I was disappointed that this was brought up after the fact when I was there with a client for another project. I thought that was inappropriate as it put me in an undeserved negative light when the project I was there for had nothing to do with The Paddocks.
  2. Complete Streets aside, this has not been a standard applied in the past. The last PUD developer was asked to provide trail access and as with The Paddocks, they provided access up to their property line. The adjacent property owner was not amenable to a trail through their property, so that was left to be addressed in the future… similar to what was done with The Paddocks. In that case, that development was not even required to provide the future Right-of-Way that was called out in the Comprehensive Plan because adjacent property owners were not supportive. The Paddocks PUD was required to dedicate additional Right-of-Way that wasn’t part of the Comprehensive Plan or part of the current project. The Town will be setting a high bar to hurdle if they choose to start requiring developers to purchase or negotiate rights to additional property outside the initial development.
  3. The Paddocks PUD did receive some matching funds and a tax abatement from the Town, but this was done because incentives were required to get the housing that the Town had made a goal. This also allowed the Town to receive matching funds from the Regional Cities Initiative (RCI) and qualify for the IHCDA LIHTC program. These were very public negotiations. Making one sided changes to those agreements will make developers leery of working with the Town. On a side note, to my knowledge, this is the only RCI funded project where that funding is given to the Town through the Developer. In the awards of which I have knowledge, the RCI funding went to the Developer.
  4. Originally, and in all the Stellar discussion, this property was to connect to the Town via the revitalization of the Jefferson Street corridor. That was to be the “Complete Streets” connection. It was not until later that a request came for a connection to Cass Street. The Paddocks did agree to provide a trail connection to Cass Street, but was required to do so now despite some objections, one of which was the lack of a connection through adjacent properties. The preference would have been to provide the connection at a later date when it would have connected to Academy Road. Connecting to Cass Street was also an option, but it would have made more sense to wait until the Town had worked out a route with adjacent property owners.

As I have said many times in the past, I respect the volunteers that serve on public boards and commissions. They take more slings and arrows than ever gets balanced out with accolades. That doesn’t alleviate their responsibility to know all the facts. In this case, some of the commentary was counter to things previously negotiated with the Town Council and the Plan Commission’s own Technical Review Committee. Speaking from the table at the front of the room gives their voice additional weight. That needs to be used judiciously.

Obviously this commissioner’s take differs from mine. Fortunately for me, the project and the Town, his position wasn’t shared by the other commissioners.

RAGBRAI

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For those of you that don’t know, RAGBRAI is an annual 7 day bike ride across the state of Iowa. It’s not a race, but more of an adventure/challenge. 10,000 riders are pulled from a lottery to participate each year, dipping their tire in the Missouri River on the west side of Iowa to start and finally in the Mississippi River on the east side of Iowa at the end. They estimate as many as 20,000 additional riders are on the road any given day. RAGBRAI stands for the Register’s Annual Great Bike Ride Across Iowa.

Becky (my wife) has been doing RAGBRAI for nearly two decades. (Our Sister-in-Law Toni has been doing it with her for at least 10 years.) Becky & Toni train (less and less every year) throughout the Spring. The ride is always the last week of July. Generally that means it’s hot in Iowa, but since they camp every night, sometimes that’s cold. Generally the shortest days are 40-50 miles while there are longer days of 70-90 miles. For those that want an additional challenge, they usually have at least one day where they add a loop that makes it a Century Day, i.e. over 100 miles. This year the mileage total for the week was around 460 miles.

Becky and Toni leave for Iowa on the Friday before the ride. They camp the first night in the ending town and then board a bus Saturday morning to ride across the state to the starting town. They camp Saturday night and the ride starts on Sunday. A charter truck moves their tent, luggage, etc. to each day’s ending town where they pick it up, set up tents and camp for the night. This year the last day was long and they didn’t get in until after 6. There are all kinds of ending festivities, but at that point they just want to get home and usually just hit the road.

If this interests you at all, there are posts at Becky’s website, Berger Audiology, where she has recounted some of the trip highlights along with pictures from along the way. Look for the blog titled Bergerology Blog on the ribbon under the logo.

I included her first post from the first day below:

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Toni and I, packed up and ready to hit the road

My sister-in-law Toni and I headed out for RAGBRAI today around 12:30 pm today. We had a few setbacks that lengthened the trip, but overall it was uneventful. We have gotten stuck in traffic in Chicago almost every year, so we decided to go cross country this time, since the start was farther south in Iowa. As it turned out, that put us on a lot of county roads, so we really didn’t make any better time. I drove and the Jeep isn’t the smoothest ride!

We had to get my bike carrier modified (Thanks Burt’s Body Shop), because both of our new bikes have frames that are too small for the carrier as it was made. There aren’t many options for Jeep bike carriers, so it was good that we could “fix” it. That seemed to work well for us. We both like the newer bikes (Mine from last year and Toni’s from a year or so ago), though I’ve been struggling to find a saddle that works for me. I’ve also been having some issues with my left wrist and Toni is still having some shoulder issues, so this trip could be more challenging.

Lost without GPS

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The paper map industry has suffered the same fate as the fabled buggy whip industry. Technology has moved on and we no longer have a glove compartment full of maps in our cars as a record of our travels. Hmmmm… I don’t think I’ve ever in my life time seen a pair of gloves in a car’s “glove compartment”, so how does that continue to be the common reference? (I may have AADD. I should never have found out that was a thing.)

I’ve noticed that in the past few years since the advent of GPS mapping, I can’t give directions to anyone anymore. Even places I’ve been to several times, I’m unsure of myself without plugging it into a mapping app. Now that most of them factor in traffic and accidents, I’m often “punished” by trying to head out on my own on a route I know. As I sit in stuck traffic, the alternate route it suggested mocks me.

Article from The Pilot News

While I did think GPS was making me stupid, I wouldn’t have thought it was affecting me physically as the Dr. Oz article to the right suggests. I don’t need any brain shrinkage!

I seriously can’t imagine people blindly following it off the road as suggested here. It’s not that accurate with the “Turn here” advice, though it is improving.. (It better get perfected quickly though if those self-driving cars are going to rely on it.)

We had two cars with GPS Navigation built-in. On the plus side, it’s a bigger screen, turns down the radio when it speaks and includes heads-up display. On the downside, it is generally less than 6 months before it’s outdated and the last I checked, the subscription update cost more than a Garmon. But why even buy a Garmon when Google Maps is constantly updated and comes as free app for your phone? The last car we bought, we skipped that option. A $15 phone holder took the place of the $1,000 GPS option.

We still have a few maps and sometimes I find it interesting to pull them out and see where I am on a larger scale. The zoom out feature on the mapping software just doesn’t give you the same effect. On the other hand, my wife would be fine if she never had to look at a paper road map again! She’s directionally challenged and if the map is right-side up in front of her, then we’re always going north…

Harrington Noodles Project in the News

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We’ve been working with Harrington Noodles for some time on a new facility. They make Amish Egg Noodles which are sold in stores locally and throughout our region. The demand is exceeding the capacity of their current facility.

The new Harrington Noodles factory will provide them with updated work space with modern temperature control, a loading dock and room to expand – all things they’ve been lacking in their current facility. Last night they were featured in a news report on WNDU. You can find the story and video here on the WNDU website.

We went through several reiterations on this project to find the right fit. The site is adjacent to Pretzels, Inc. in Plymouth providing some benefit to having similar production facilities in the same area. The property was purchased from PIDCO (Plymouth Industrial Development Corporation) and has easy access to Hwy 30.

The wet spring has hampered construction on this project as with many throughout our region. We have the building up and are waiting for the soils to dry out so we can proceed with infrastructure. That should be happening soon.