Well, following up on my previous sign posts (Pun Intended), there was some improvement around graduation with some good info on schools and congratulatory posts, but that ended rather quickly. We’re back to Date & Time, Affirmations and the Farmer’s Market.
I didn’t see anything about LaPaz’s Sesquicentennial celebration last weekend. There’s been nothing about the Mayor’s Months of Music kicking off at River Park Square in Plymouth. I know there are a lot of other things going on throughout the County we could share.
Locally we have a concert at the park on Saturday. The Park has a movie night on June 23rd. We have calls for Miss Maxinkuckee entrants. The library has programs almost weekly. It’s never too soon to start promoting Lakefest coming up July 14th. There is no reason to ever see the Date & Time on that sign! Ha!
It often comes up that Marshall County is disadvantaged by not having public transportation. This is one of many “Save the Planet” initiatives and often called out as a CC problem. But I can’t help but wonder how effective it would be when we don’t use the one that’s already in place? I’m talking about School Buses…
I’m not picking on the current generation in school (except for Greta), because this has been an issue for decades. The number of kids on the buses continues to dwindle as the parking lots at schools continue to grow. There’s some justification in the older kids that have extra curriculars and maybe after school jobs, but it doesn’t negate the fact that we have a working public transit system that is largely being abandoned.
To some extent, this appears to be a trained response. Schools are forced to accommodate the “car line” phenomenon, where increasingly, kids at younger ages are dropped off and picked up by a parent. Despite new accommodations, there are still traffic jams around schools in the mornings and late afternoons as parents line up to pick up their kids. Watching from the outside, I don’t see many cases of carpooling in these lines either.
I know a few school administrators that would probably shoot me for pushing more bus use, since they are constantly looking for drivers, but allowing for the personnel problem, the rest of the system is already in place and budgeted. Are there options for creative scheduling to at least accommodate the extracurricular things? Would promoting school bus use for students help stem the tide of personal vehicle use? Could school buses be repurposed during non-school delivery times to serve as public transportation, saving the creation of new infrastructure?
Honestly, I’m not sure how viable public transportation is for rural areas; school buses or otherwise. Even at the size of Plymouth (10,000), I’m not sure there’s sufficient mass to justify the cost, let alone for all of Marshall County. But my point is, if we’re not weaning the next generation off individual car transportation, then it’s not going to matter. If we continue to cater to them, acting as personal chauffeurs for 5-year-olds, and making personal car ownership a right of passage at 16, then the trend won’t be broken. Kids Rule…
At the Culver Town Council meeting Tuesday, the Council voted to allow the High School administration to have access to the electronic sign. The school will be required to follow the Town’s policy on what can be posted, but this should take this off the Clerk’s plate and allow better allocation of this resource, i.e. fewer instances of just Time/Temperature postings.
I think this is a good first step. Adding school functions here is a better allocation of the resource, but if that’s all that’s done, it is still going to be underutilized. As discussed in a previous post, we’re missing the cross-county advertising potential, a Stellar Region goal, as well as missing the visitor events. Hopefully the school will step up and post those events too.
Barring that, I think it would make sense to give Amber Cowell, Executive Director of the Culver Visitor Center, one of these access keys. I would trust her implicitly, but for those who wouldn’t, she is a Town employee, subject to the associated controls that go along with that. I am confident that Amber would make sure all the Culver events were listed. (It would be a literal part of her job.) I am also confident she would take the initiative to get us listed on the surrounding community signs as was the original goal. I truly believe that if we start that kind of networking, it will quickly become a two-way street and the cross-advertising goal will be reached.
Because I can’t say no, and because I generally believe in giving back to the community, I agreed to be on the Subdivision Ordinance Review Committee for Marshall County. (Currently I’m on the Plymouth Comp Plan Committee, (2x) and the Culver Comp Plan Committee (3x)) Marshall County Plan Director, Ty Adley, wisely recognized that the proposed new sewer districts working their way through the County could result in an increase in requests for new subdivisions. Apparently, for the first time in many years, a subdivision application was made last year, alerting him to issues with the old ordinance.
There’s lots to change and I think we can make major improvements. Apparently there have been some updates, but never a rewrite. There are issues where it ventures into Zoning requirements and thus creates some conflicts.
Sketch 1
One of the larger discussions at the last meeting was how to balance fairness and good planning when it came to subdivisions that could reasonable be expected to be gateways into additional property. So in Sketch 1 to the right, there are properties A, B, C & D all under separate ownership. Properties A, B & C are of sufficient size to support 15 lots while parcel D could reasonable support 90 lots. The owner of parcel B comes to the county and proposes a 15 lot subdivision. They would be required to access the highway from one point. They would, at a minimum, be required to stub their road to their property line (2) with parcel D, to allow access to that property. If the county determined that they wanted to limit access points to the highway, they would require road stubs connection parcels A & B as well. (road stubs 1 & 3 on the diagram.) This is good planning. Good planning would also suggest that the road connection to the highway be sized to accommodate the potential growth. This might include Accel/Decel lanes, turn lanes and a traffic blister or island. It might include heavier duty pavement specifications due to the anticipated traffic from trash collection trucks, moving vans and the anticipated traffic from the adjacent developments. While the county doesn’t currently have But there’s the rub…
If the county requires the owner of Parcel B to include all of those things because of the potential development on parcel’s A, C & D there are a few possible results:
The cost per lot of all these improvements will be born by the first 15 lots, in lieu of being spread out over the anticipated 135 lots. This could potentially kill the 15 lot project.
All of the improvements could be made per county requirements and no development ever happens on parcels A, C & D. Assuming the streets are dedicated to the county, the county is then maintaining infrastructure that isn’t needed.
Standards change, so if the adjacent parcels do not develop quickly, then there may still be additional work needed, disturbing the current property owners.
The development plan may change. Generally a temporary cul-de-sac is a reduced version designed to fit within the road right-of-way without a bulge. What happens if it becomes a permanent cul-de-sac because the adjacent property is developed without using that access point?
We didn’t really settle on any solutions, but I will follow up on this post with some potential ideas as I work through them. I think there’s a way to make at least some of this reasonably fair to the initial developer, though it will be hard to make it totally equitable.
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…
Houseal Lavigne Comp Plan for Culver
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.
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.
Culver’s Zoning Boundary – 2013 The pink area shows the current extended authority. The loop outside that shows the approximate limits if the Two Mile area was granted.
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.)
Culver Zoning Boundary – 2023
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.
Plymouth Zoning Boundary – 2023
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.
Marshall County Sewer District Areas of Concern
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.
Marshall County Chain of Lakes
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.
