I’m currently sitting on committees forming new comprehensive plans for Plymouth and Culver. I’ve been pushing Culver to do a new Comp Plan since 2020. (See post here) Wouldn’t ‘2020 Vision for Culver’ been a good name!?! But I think they had some Stellar fatigue followed by pandemic malaise…
This will be the third time I’ve done this for Culver and the second time for Plymouth. MACOG has started offering this as a (paid) service and is leading these meetings for both communities. Ratio Architects did the previous one for Plymouth and an earlier one for Culver. The last one for Culver was completed by Houseal Lavigne.
What have I learned from these experiences? You’re buying a template. They all have strived to “personalize” the product, but lined up on a table without the credits, it would be pretty easy to group them by consultant. The format would give it a way.
But to paraphrase Arlo Guthrie in Alice’s Restaurant… But that’s not what I came to tell you about. I came to talk about… Extraterritorial Boundaries.
If you follow that link, you’ll see that the Indiana legislators are constantly messing with the definition and powers granted to municipalities for their extraterritorial jurisdiction. The core premise is that municipalities are allowed to extend their zoning boundaries to cover areas of potential future municipal expansion. This is done with the consent of the County. It has generally been a 2 mile zone. The distance is increased when there is a lake involved, i.e. in the case of Culver, the south end of Lake Maxinkuckee is more than 2 miles from town, but is included in Culver’s Zoning Jurisdiction. This is not annexation. It doesn’t change tax rates. It doesn’t include water, sewer or road extensions. It just brings those areas under the municipality’s land planning jurisdiction and provides some control over how it is developed. In most cases, any development of significance would need municipal connections and most other developments will feel minimum impact. It’s a good way for the municipality to keep track of what’s happening around them and how it will affect them.
I have pushed several times for Culver to expand their Extraterritorial Jurisdiction to the limits allowed by the State. This is just good planning practice. I have an extended post about it from February 14, 2013 here. The drawing to the right is from that post. It shows where Culver’s Extraterritorial jurisdiction should have been then. That was before the annexation of The Paddocks PUD on the west side of town, the Beste annexation on the west and north side of town and the upcoming annexation on the south side of the Masonic Cemetery. All of those would extend the potential jurisdiction to the south, west and north. (The main effect would be on the north side since in the drawing we’re already running into to edge of county boundaries and the chances of Starke or Pulaski counties granting Culver jurisdiction are slim.)
The other change from the map above is that the current boundary became much more jagged after that. Sometime around 8 years ago, Culver chose to partner with the County on permitting, using their system. Unfortunately their system is quite crude and couldn’t handle parcels that had split zoning. This ended up in some negotiations which moved split parcels in and out of Culver’s jurisdiction based on the percentage that was in Culver’s jurisdiction at the time. At that time I argued strenuously that all the partial parcels should be brought under Culver’s jurisdiction since they were all fully within the allowable extraterritorial jurisdiction, but the Marshall County Plan Director and Marshall County Building Inspector pushed back on this, not wanting to give up County control. This was a huge missed opportunity, but it’s water under the bridge now.
I have been told that Plymouth’s Extraterritorial Boundary does take in all of the allowed jurisdiction. Looking at the drawing to the right, this is mostly correct, but not 100%. This is most obviously an issue in the industrial area on the NW side of Plymouth.
The Comprehensive Planning process will not change this, but I would suggest that the new Comp Plans include strong recommendations to expand the boundaries. That is a first step. This is not so much a power grab. It’s not about control. It’s more about knowledge and PLANNING. Both communities should look at Bremen and their struggles, where they’ve allowed their industrial area to become landlocked. This is an easy, local example of why planning outside the immediate boundaries of the community are important.
Currently, there are new things going on which should be part of this extraterritorial planning. One of these, which is of huge significance, is the County’s pursuit of expanded sewer districts. In Culver, it is likely that the town would be asked to take in sewer for Burr Oak and Hibbard. The push for inclusion of lakes means it is likely that Plymouth may be asked to take in all of the chain of lakes all the way to Lake Latonka. If these areas start to become municipal “customers”, then their future development becomes the concern of those municipalities. Look at the trend towards bigger and bigger houses around Lake Maxinkuckee and Pretty Lake. Sewer access will make this likely with the other lakes as well Many of them have lots that are currently unbuildable, but with sewer, that will change.
There is also a concern with allocation of resources. The County is struggling to hire and struggling to provide coverage. In the Culver area, a potential solution for both entities would be to expand Culver’s zoning jurisdiction to the County lines to the south and west of Culver. This would eliminate the small fringe area of county zoning around Culver and it would help Culver with planning control.
While Burr Oak and Hibbard aren’t exactly booming communities, sewer access could change this. Again, bringing this under Culver’s zoning control would help the town anticipate and plan for any growth. Sewer access could well spawn growth in Burr Oak. As mentioned in my article, the proximity to major electric service from the Burr Oak substation and access to an significant railroad line could be the catalyst for growth if sewer were available.
I don’t see much in the way of downside to this expansion. I know some in the AG area don’t want this oversight, but in reality, the municipal zoning has been changed so that the AG designation for the municipalities reasonably mimics the AG designation in the County. The municipal plan commissions have a county appointed member so there is representation. This is not to say that the municipalities don’t occasionally over step, as they did with the WECS rules, but even with those, the county eventually came pretty much in line with the same rules.
I will continue to advocate for expanding the Extraterritorial Jurisdiction of Plymouth and Culver as I serve on these committees. I think this is appropriate and necessary planning. It should be positive for all involved.
I ranted a bit in a previous post here about the lack of action on the fence at 404 Lake Shore Drive. This has been an ongoing issue since pre-pandemic. While I was recently told nothing could be done about it, things changed when the property owner at 404 Lake Shore Drive applied to combine their two parcels in to one lot at the 1/17/23 Plan Commission meeting.
I attended the meeting with the intention of asking that bringing the fence into compliance be a condition of the replat, but before it got to Public Input, one of the commissioners brought it up on their own. That in itself was gratifying after all this time and hassle. At that time the owner’s representative asked what I wanted done. I requested it be brought into compliance and that there be a date set for compliance. In an abundance of consideration for the homeowner, the date was set for 8/31/23. If for some reason this has not been remedied by that time, daily fines can be requested until it is resolved.
On a somewhat amusing note, the date was pushed to the end of summer due to potential problems in finding a contractor to make the change. One commissioner suggested there was a contractor in the room that could probably do it expeditiously, pointing to me. Somehow I don’t think I will receive that call! Ha! I’m still pleased that this is moving towards resolution. Thank you Culver Plan Commission!
At Tuesday night’s Culver Town Council Meeting, Town Manager, Ginny Munroe reported on the annexation progress for the “Tamarack Road project”. This is the storage facility project proposed by Beachview Properties LLC at 18710 Tamarack Road.
I get why it is referred to by the Tamarack Road moniker since that is the property address, but it has me thinking about the future. While this is truly none of my business, I would anticipate the future business on that site will want a West Shore Drive address. That would be more recognizable than Tamarack. But will it or should it remain Tamarack Road after the annexation?
Currently South Main Street becomes Tamarack Road at the town limits. I’d need to consult our local historians, Jeff Kinney or Kurt Garner, but I assume South Main Street was Tamarack Road until some point in the past. This seems likely since on the north side of Culver, School Street becomes Tamarack Road again at the town limits.
I assume the street/road will need to be addressed by the Town and County as part of the annexation processes. Situations like this, where one side of the road is annexed, but not the other side aren’t particularly clean. The County is generally more than happy to transfer the road and it’s associated maintenance to the Town. The Town generally wants to negotiate some kind of split where costs are shared until such time as the other side is annexed. This leads to fun questions like does each entity only plow their half during snow events?
Assuming the Town and County work out some amicable agreement, what happens to the name? Does it remain Tamarack Road or does it become the next section of South Main Street? Circling back to the address question, would the future business see more benefit to addressing themselves as being on Main Street?
In all reality, is South Main Street really the appropriate name for even the existing portion of this street? Generally “Main Street” designates the main business district of a community. (Often communities move on and Main Street becomes relegated to a side street.) In my limited knowledge, there were only one business on that section of street in the past. There was a florist shop on the east side of the street just north of the Masonic Cemetery. That business has been gone for decades. Currently South Main Street is solely residential and assuming the Comp Plan is followed, not to mention the current plans for The Dunes, this area will be totally residential for the foreseeable future. Given that and the fact that it doesn’t even line up with Main Street proper, makes the naming question more interesting.
I don’t really have strong feelings on any of this. Just musing about the possible future and it’s ties to the past…
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After writing Tamarack multiple times in this post, I took a drive down this road and didn’t spot a single Tamarack tree, thus I’m assuming the name is due to Marshall County’s peculiar choice to name north-south roads after trees in a mostly alphabetical order.
Easterday Construction Co., Inc. lost a friend last week. Allen Chesser passed away Wednesday. (Obituary) Allen was our primary banking contact with First National Bank of Monterey (FNBM). We’ve followed and worked with him from his time as a loan officer to his last position as Bank President. There was no real change in the way he treated us. Last year, when it was time for our Line of Credit to renew, he personally delivered the documents and inquired about my parents. That is service you don’t find anymore. FNBM has been our go to bank because of that service, but there are cases where they actually send us elsewhere when our need is outside their niche. We’ve never gotten the same service as we received from Allen.
I helped recruit Allen to join the Lake Maxinkuckee Environmental Council (LMEC) back in the 90’s. Allen wasn’t sure if it was what he wanted to do and he said he wouldn’t be able to do more than one term as a council member. He was still on the council doing great work to advance the mission when he passed, far surpassing my 20 year tenure. He is even the voice of LMEC in one of the survey videos. Not only was Allen an advocate, he was out getting his hands dirty as necessary. I left things in good hands and he advanced the group significantly. He’ll be missed there too.
Personally, Allen has been a friend of the family. My father, Larry Berger, serves on the FNBM board and has often spoke about his trust in Allen. Allen’s son-in-law, Andrew Schouten, worked for Easterday Construction for several years, increasing our ties to the family. We can always count of a Christmas Card from Andrew and Emily, and have watched the growth of their children, Adrian, Katie and Nicholas. I had the opportunity to meet Adrian last year when he had volunteered for one of the committees for Culver Crossroads. It was easy to see Allen’s legacy of having a servant’s heart was passed on.
Last year I asked Allen for a lead on someone that could create the sustainable log bike racks I wanted to install at The Paddocks. Instead of a making a connection for me, he made the racks. And then argued about taking compensation.
Allen was a friend, confidant and business partner. I don’t know that I know anyone else as genuinely nice as Allen Chesser was. His passing is a loss on a personal level to many like me, but I know it will also be felt throughout our region. Allen left a legacy of which he and his family can be proud.
Follow up on Tamarack Road Annexation
January 30, 2023
Kevin Berger
Commentary, Culver, Politics
Community, Culver, Economic Development, government, Plan Commission, Town Council
This is a follow up on my previous post, Musings on Tamarack Road, regarding the Beachview Properties project. Just to reiterate, I’m basically indifferent to this project, other than I believe that in general, growth is positive for Culver.
There was a public hearing on the annexation for this project at the Town Council meeting, Tuesday, January 24th. I brought up my question about how Tamarack Road will be handled. Ginny Munroe, Culver Town Manager, answered this question saying that there were no plans for Culver to take in any of the Tamarack Road Right-of-Way. Ownership and maintenance would remain with Marshall County. She further explained that Culver would maintain the frontage on West Shore Drive.
This means that no maintenance or improvements to Tamarack Road will be included in the Financial Management Plan for this annexation. It’s a little dated, but this document provides some explanation of what’s involved with the Financial Management Plan on pages III & IV: https://iacir.ppi.iupui.edu/documents/Fullreport_fromWeb_wCover.pdf
Later in the discussion, in response to questions from the Culver Fire Chief, Terry Wakefield, the owner’s representative, Burke Richeson, indicated that the property will be gated and due to the size of the expected vehicles to be stored, there will be one entrance on West Shore Drive and one on Tamarack Road so they can pull through. This means this development will have an impact on Tamarack Road. I am unclear on whether the County has to consent to the annexation, but I would assume they would have concerns about increased traffic loads caused by the proposed project.
This in no way suggests that Culver is doing anything covertly. I have to assume the County is fully aware of this project and the upcoming annexation. After all, the Town Board and County Commissioners share the same attorney and it’s been in the press. It’s just a question of how this benefits Marshall County if it means they take on additional costs.
Shared ownership of streets and roads is always an issue. The coordination of services ranges from the minor, i.e. who plows the snow, to the major, i.e. when one entity decides it needs paved, how is the bill divided? In the case of paving, so much is tied to State funds, it becomes complicated when grant applications are made. Culver just recently has been through this with the west end of Jefferson Street…
The Council decided there were enough changes yet to be made to the plan that they tabled it. First of three reads are scheduled for the next meeting. I expect it will go through and the Tamarack “Can” will get kicked down the Road…
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