Tag:Comprehensive Plan
Culver Comp Plan Implementation Meeting
As a partial rebuttal to my own post yesterday, I attended the Culver Comprehensive Plan Implementation Meeting on Tuesday night. This meeting was held at the Depot and was part of Houseal Lavigne‘s contract for preparing the Comprehensive Plan. Several of us on the initial comprehensive plan steering committee requested that this be included in hopes that the seed would be planted with Town officials on why the plan needs to be a reference document and not something just completed and set aside on a shelf.
Here’s the partial rebuttal part… The Town Council, Plan Commission, Redevelopment Commission and Board of Zoning Appeals as well as the original Steering Committee were requested to attend. Drumroll please… 4 0f 5 Town Council members were there, 4 of 9 Plan Commission members were there, 3 of 5 Redevelopment Commission members were there and 2 of 5 Board of Zoning Appeal members were there. For Culver, that’s a damn fine turnout! It’s a partial rebuttal because this was the regular night for the Plan Commission and they also had a plat review on their agenda. There shouldn’t have been any issue getting a quorum there on their regular night!
Too Tired to Fight About it Further…
Tired. Just tired. At the August 19th Plan Commission Meeting there was more discussion and a vote on revisions to the Zoning Ordinance regarding Wind Energy Conversion Systems (WECS). Type in “WECS” in the search box to the right to see past posts on this subject including the definition per the Culver Zoning Ordinance. It was obvious that the Plan Commission members were whipped on this issue, as was I. This is one that I really wish they had employed an outside consultant on. I feel that they got bogged down on details as they focused on specific WECS’s rather than making general rules that could be applied to all systems. So be it.
Culver’s Zoning Boundary: The pink area shows the current extended territorial authority. The loop outside that shows the approximate limits if the Two Mile area was granted.
The main concession they made to the crowd was broadening the “protected” area, i.e., no vertical WECS’s within 2,500 feet of the L1, P1, R1, R2, C1 or C2 Zoning Districts. This extends the ban well outside the annexed area of town and effectively bans them from our current Extended Territorial Authority in several directions. I understand why they did this considering the vocal minority and their influence on the Town Council, but I’m afraid that this will kill our chances of achieving an expansion of our Extended Territorial Authority. I will beat this poor dead horse one more time here with another example:
Wherever this new restriction extends past our current Extended Territorial Authority it has no effect, i.e., if our Extended Territorial Authority is only 1,500 feet from one of the “protected” zoning districts, the additional 1,000 feet has no effect because it is in land governed by the County’s Zoning Ordinance, not Culver’s. My feeling is that anything like this… things that add restrictions that currently do not affect land within the County’s jurisdiction… will make it difficult if not impossible to extend our authority to include that area. Many outside the jurisdiction will fight any attempt to extend Culver’s jurisdiction just on principle. Why give them ammunition for the battle?
What many in the audience fail to understand about the above scenario is that there are other issues that will affect them. While we tried to mimic the County’s A-1 district when we created Culver’s, there are things there that are allowed by Special Use Permit. This means that they have to come before the BZA for approval. If those requests are under Culver’s Extended Territorial Authority, they come to Culver’s BZA. If they are under the County’s jurisdiction, they go to the County. The property owners within Culver’s jurisdiction may not even be notified, let alone have local representation.
I don’t know if I will speak to this further at the public hearing. I respect the Plan Commission and their attempts to accommodate all inspite of themselves. And we’re all tired… Just tired…
Picture source: LolSnaps.Org
Marshall County Economic Development For the Future (cont.)
Last Wednesday I attended the third MCEDC Economic Development For the Future Meeting at Swan Lake. Culver was represented at this meeting by Bill Githens, Dave Schoeff and Ginny Munroe. This meeting had a “report card” kind of feel. In the previous two meetings we talked about what MCEDC needed in order to help the communities and about a list of goals for each of the communities. At this meeting we listed all of those goals along with all of the associated action steps on poster boards and asked the communities to report on their progress. All of them were able to point to some of the good things they have done and areas where work was needed. A couple even added additional goals to their list.
Culver’s list was one of the longest, but that is partly due to me being an activist, as you can see from my comp plan map The Culver list is shown at the right and you can blow it up to see what is on it (feel free to step up and accomplish anything on there you would like to!)
This meeting was the first that Ginny had attended and it was interesting to hear her comments on how it energized her. Seeing how other community representatives were stepping up and taking ownership on projects was an important goal for MCEDC in these meetings. We hope to instill some civic pride and civic competition and we seem to be achieving some success.
We have already scheduled a follow up meeting for the fourth quarter of 2013 and hope to build on the successes we have seen so far. This program is already paying back with some exciting dividends.
Affordable Housing
On Saturday, I sat in on another focus group meeting on the Culver Comprehensive Plan. This one was specific to the Lake Maxinkuckee Environmental Council and Fund. It was a fairly good discussion and several achievable goals were added to the consultant’s list for the plan. I was a little disappointed that there wasn’t more discussion about why goals from the previous plan weren’t met and how to achieve that, but overall I thought it was positive.
The Dream of “Affordable Housing”
As with every single Culver meeting on the Comprehensive Plan that I’ve attended, the subject of affordable housing came up. This is such a nebulous term that is thrown around with people at the table talking about houses currently available in town for $70,000, others talking about the $125,000 to $250,000 range and also the eco-friendly housing project that has been floated around which is looking at the $250,000 range. To help me get a handle on it, I asked a banker friend to break it down. (This is all in big fat round numbers, so don’t get too picky on my math, please!)
Comp Plan Mapping Tool
Kevin’s map
If you haven’t done so yet, check out the mapping tool at the Culver Comprehensive Plan site here. The one I did (see right) looks like it’s pretty diseased! Others have done them and only put one or two things on there that were of most importance to them.
Each dot and symbol on the map to the right has a different meaning and text associated with it. If you go to the site, you can look at any of the maps that have been created by others and read the comments they have made. Make your own map. If all you do is reiterate what someone else has said, you will add weight to that issue. If you have specific goals or comments, this is the place to get them heard. Developing a new Comprehensive Plan is a team sport. Get on the team!
