Multi-family

Sand Hill Farm 3D

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The First 3 wall panels installed February 16, 2018

As we all know, this winter has been challenging to say the least. Four 50+ degree swings so far this year. Despite that we’ve muddled along and made some progress at the Sand Hill Farm site. Most of the work has been underground, but as of last Friday, wall panels have begun to stand up on the building pad. We;re now in 3D! The erection crew worked over the weekend and about half the first floor is framed. At this rate they will make quick work of things and we’ll be weathered in before we know it.

In the picture you can see that the first three panels at the Southwest corner are in place. The panels are 2×6 framing with OSB exterior sheathing. The 2×6 framing allows for additional insulation. The 2×6 studs are on 24″ centers to reduce the areas of heat transfer for energy efficiency. California Corners (Green That Saves Green 101) were used to increase insulation as well. The window and door openings are pre-framed, so once the panels are up and the house wrap is installed, the fenestrations (our big word of the day) will be filled quickly too.

Fire Hydrant at the Southwest corner of the Building

Note the fire hydrant in the lower right of the picture. The main water lines are in place as well. We have a fire hydrant waiting on the Town to bring water to it. My understanding is that the street and utilities project should go out for bid within 2 weeks with bids due in around 6 weeks. We’ll be needing that soon! They’ve promised installation by the 1st of June.

The building will be sprinkled, so we already have the riser in place in the maintenance room for fire protection. Rough-in for that will begin once framing is complete so we can get things placed prior to drywall installation.

It’s great to see things coming together after some of the earlier struggles.

Blast From the Past – Robin Hood

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Larry Berger (left) and P.T. McKinnis (right)

Our friends at SRKM Architecture shared a picture with us from the past. We think the project was Robin Hood Leisure Living at Grace Village in Winona Lake. That’s our best guess anyway (per John Singleton). Pictured are Larry Berger and P.T. McKinnis. (Check out that mullet!)

Robin Hood Homes are one and two bedroom duplexes in a condominium setting. They are part of the Grace Village Retirement Community. It is a staged community with several retirement living options.

This was the first project where we put radiant heating into the floor. It was a learning experience… particularly working with the residents to teach them the lag involved with this type of heat. Residents that were used to the instant gratification of forced air heat were often over-adjusting the thermostats. Until they got the hang of it, they struggled with temperature swings due to readjusting the thermostat before it had reached temperature and vice versa when they turned it down.

Thanks SRKM for the picture!

Sand Hill Farm Ground Breaking Ceremony

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From Left to Right, Bob Porter – Culver Utilities Superintendent, Jack Jordan – State Representative, Dale Cramer – Lake City Bank, Joel Samuelson – Culver Town Council, Kevin Berger – Easterday Construction Co., Inc., Tammy Shaffer – Culver Town Council, Ginny Munroe – Culver Town Council President.

I was pretty impressed with the turn out for the Sand Hill Farm Ground Breaking Ceremony last Tuesday, November 5th. There were around 35 people there including representatives from the Town, County and State. Town Council President – Ginny Munroe, County Commissioner – Kevin Overmyer and Lake City Bank Representative – Dale Cramer all spoke in support of the project. I truly appreciated the kudos. We broke out the gold shovels and made a showing of it for the Press.

Speaking about Workforce Housing at the Stellarbration on November 5th. From Left to Right, Kevin Berger – Easterday Construction Co., Inc., Brian Meek – Elkay Wood Products, Karen Shuman – Culver Community School Corp., Don Fox – Culver Academies

The theme from everyone was how this was a first step towards addressing Culver and Marshall County’s workforce housing needs. Currently, Marshall County has an unemployment rate of less than 3%. The general “rule” is that once it gets below 4%, everyone that wants to work is working. Since there are still jobs going unfilled, the next step would be to recruit labor from outside the County. That’s difficult when there isn’t housing available for those new workers. Sand Hill Farm hopes to be a first step towards addressing this. This is Easterday Construction being a community partner/leader.

Along with the several of our area newspapers, we received coverage from the three major networks, ABC 57, WNDU 16 and WSBT 22. See WSBT links for video clips of the Stellerbration event and ABC 57 and WNDU 16 for a little more about the Sand Hill Farm ground breaking. They were all kind with their video editing and made us look good!

Housing was the signature piece of Culver’s Stellar Communities application and I truly think we wouldn’t have scored as highly without the Phase I portion of this project underway. It showed that even without winning Stellar designation last year, Culver moved forward, addressing the needs identified in our Strategic Investment Plan. Having Regional Cities also put money towards this project was positive too. It showed a regional commitment that the State values. At several of the presentations, I was pleased to stand with Culver’s three largest employers, Elkay Wood Products, Culver Community School Corporation and Culver Academies, as their representatives spoke about the needs this project was addressing and how this needs to be just the start.

Excavation underway at Sand Hill Farm. Some of the hill is going into the building pad.

Tuesday was a true ground breaking as we made our presentations with an excavator working in the background. Currently the building pad is nearly complete and the excavator should be cutting in footings in the next week. the site looks quite different.

We’re racing the weather to get the slab done so we can work through the winter. Since it is slab-on-grade construction, that means a fair amount of underground utility work needs to be completed as well. Cross your fingers for us!

It sounds like the Town will delay their street work until Spring. That shouldn’t affect us as long as they are complete sometime in June. The goal is to be open next summer before the new school year starts. That would meet many of our goals, i.e. increased Town population, increased school enrollment and an expanded labor pool.

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Thanks to Nancy Tyree at MCEDC for the pictures.

 

Sand Hill Farm Ground Breaking Ceremony

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The Town of Culver and their Workforce Housing Committee have been working on solutions to workforce housing for the past three years. Housing was the centerpiece of our Stellar Communities plan the last two years. As the culmination of this hard work, Easterday Construction Co., Inc. and the Town of Culver are excited to announce the ground breaking ceremony for the Sand Hill Farm Apartments on November 8th at 3:00pm. The ground breaking will be at the site, 540 West Jefferson Street, in Culver.

Sand Hill Farm apartments will have a mix of one, two and three bedroom apartments totaling 24 units. The development is geared towards the goals of increasing housing opportunities, attracting new families, increasing population and increasing school enrollment.

This will be a great kick-off to our Stellarbration at the beach lodge immediately after this. Hopefully you have that event on your calendar as well.

Thank you to all that helped make this possible! We hope you can take the time to help us kick the project off right.

Stellar Site Visit 2017

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State Stellar Evaluation Team with the Culver sign

Yesterday was the Stellar Site Visit in Culver. Despite some stress, it went well. Everyone hit their marks, attendance from State representatives was good and distractions were limited to one plan blowing off an easel and one sea-plane doing touch-and-go’s on the Lake. Now it’s down to waiting to see what happens. For anyone interested, below is the outline of my presentation at Sand Hill Farm. (It’s an outline, so it’s not word for word) Top representatives from Culver’s three largest employers stood with me. Karen Shuman – Superintendent of Culver Community Schools, Josh Pretzer – Dean of Faculty at Culver Academies and Brian Meek – Plant Manager at Elkay Industries. They all spoke eloquently about the need for entry-level housing in Culver. One thing that seems to come up over and over is the lack of available full time rentals. Sand Hill Farm will address this as it will be all 12 month rentals. Also addressed was the declining numbers for school faculty and plant employees who live in Culver. Hopefully Sand Hill Farm will be an opportunity for people to live and work in Culver… and become part of the community…

I’ve also included some pictures from yesterday’s event. Thanks to all of those that contributed. It was great getting to know everyone better and help work towards the common cause. Now it’s down to waiting for the results. We should know in the next few week.  Cross your fingers for Culver. #CulverisStellar!

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TM Jonathan’s introductory pitch at the Beach Lodge

Stellar Presentation – Sand Hill Farm

I’m standing here with Culver’s three largest employers, Brian Meek from Elkay, Karen Shuman from Culver Community Schools and Josh Pretzer from Culver Academies. Culver Academies is also the largest employer in our County.

  1. A Little History about the site
    1. Tourism Rep Becca making her presentation

      The property was previously owned by a great aunt & uncle. I purchased it from their estate in 2005. I lived just to the east and used to play on the property as a kid. We used to refer to it as going to play at the “Sand Hill”. Thus the name I’ve placed on the property.

    2. The Sand Hill used to extend to the west past the current location of State Road 17, but was mined for fill during the relocation of State Road 17.
  2. Affordable/Entry Level Housing
    1. MACOG’s James Turnwald speaking about the Jefferson St Corridor

      The need for affordable housing has been recognized for the past decade. Culver has become a community of “second homes”. Many of these have become retirement homes for their owners.

    2. The need for affordable housing was prominent in our Comprehensive Plan which was completed in 2014, but prior to that, it showed up in various town surveys, and was discussed each election season by candidates for Town Council.
    3. In the Spring of 2014 Elkay applied for a $4.5 million tax abatement. At the meeting when it passed, the Town Council asked if there was anything else they could do to assist them. Elkay asked for help with the housing issue as it was affecting their hiring. This was the catalyst to actually start a Task Force to address this. Discussions began with the two schools, Elkay, MCEDC and representatives from the various Town commissions and boards to put together an Entry Level Housing Task Force.
      1. In November of 2014, I partnered with the Town to represent the Town of Culver at the Affordable Housing Conference in Chicago. That was almost too much information. I was attending the 4oo level class when I needed Affordable Housing 101, but I did make some good contacts and brought back information that was useful.
      2. In 2015, the Task Force began meeting in earnest, examining 6 sites throughout the town, sending RFP’s to developers and generally getting a handle on what our resources were and what was needed.
      3. This site, Sand Hill Farm, was selected as the best option for available infrastructure, expandability and a landowner that believed in the cause. (Me)
      4. Most of 2015 was spent in this assessment. It was determined that we wanted a mix of housing types to expand our appeal and expand our accessibility to various targets in our market.
      5. While we had made progress, we were left at an impasse. In 2015 MCEDC arranged a meeting with the OCRA director to discuss options and it was there that we were directed to consider a Stellar Community application.
  3. 2016 Stellar
    1. Park Supe Anna presenting the Beach Lodge Renovations

      When Stellar was discussed in 2016, Housing was the prominent goal on our agenda. Housing is the truly transformative need to address. It will help our employers, put children back in the school and provide the critical mass to make most of the rest of the projects flourish. The more we talked, everything came back to housing. Hopefully that was reflected in our application.

  4. After 2016 Stellar
    1. We were disappointed that we didn’t achieve Stellar status, but we recognized that it didn’t change the housing issues that had been building for years. We continued to move forward. To this end:
      1. The property has been subdivided and annexed.
      2. A Special Use Variance was obtained through the BZA to allow multifamily apartments on the property.
      3. The Zoning Ordinance section on Planned Unit Developments was updated in anticipation of this project’s next step. The Planned Unit Development plans are underway.
      4. An allocation of $270,000 was committed through Regional Cities towards housing on this site. Our SIP (Strategic Investment Plan) from Stellar 2016 was instrumental in selling the need. It also sparked conversations throughout the County and two other communities were awarded Regional Cities money for housing projects.
      5. Park Supe Anna presenting the Damore Amphitheater Project

        A partnership was formed with Elkay Cabinets. They will be providing cabinets, sinks and faucets at a reduced cost.

      6. $400k in infrastructure money has been committed by the Redevelopment Commission which has been matched with $400k in other town funds through their streets, water and sewer funds.
      7. An Economic Development Commission has been created and the site has been designated as an Economic Development Target Area which clears the way for a Tax Abatement. A Tax Abatement hearing is scheduled for next Tuesday.
      8. The Right of Way has been dedicated to the Town and as you can see, clearing is underway.
      9. A development agreement has been executed between the Town and Sand Hill Farm
      10. Plans are also nearly complete on a 24 unit apartment building. There is a set at the Beach Lodge if anyone wants to look at them at the end of the tour.
      11. Plans are nearly complete on the road and infrastructure construction which the town will be handling.
    2. Stellar 2017
      1. Mike Reese from Troyer Group and Dana Neer & Don Fox from Culver Academies presenting the Trail project

        In our current application we’ve worked to more clearly tie the housing project to the rest of the projects. While that was the case last year we’ve strengthened those connections.

        1. The bike & walking trail will have a stop here and the open space provided will tie into that trail.
        2. The Jefferson Street Corridor improvement will enhance the connection to the Town. We want these residents to be part of the community. We are targeting Elkay employees with this development and we want them to make the after hours connection as well as the work connection.
        3. Long range, this the extended section of property to the north backs up to the Little League diamonds which are included on the Cavelier Park project.
        4. While the other projects don’t touch this one directly, they all enhance Culver’s livability and frankly, EVERYTHING in Culver is within walking distance.
      2. Karen Shuman from Culver Community Schools discussing the connections and benefits of Cavalier Park

        We’ve talked to Elkay, the schools and some local residents about education programs that can be offered to residents here. Things like opportunities to learn about finances, nutrition and continuing education for advancement.

      3. We feel the PUD with the mixed use will provide the best opportunity to integrate the new residents into the community and provide some New Urbanism opportunities. There will be a mix of apartments and single family residences through duplexes and townhouses on the site.
      4. The development agreement includes a site for a Habitat for Humanity home, again enhancing that town connection.
      5. We’ve had several meetings with IHCDA representatives over the past two years. (Name Carmen, Samantha and Dani if they’re here.) We’ve explored several of their programs with them, but the only one that seems to apply at our scale is the Tax Credit Housing program. Unfortunately, we don’t have an infill site, a brownfield site or a dilapidated building to renovate, so we’re unlikely to score well for in the general competition for those funds. Stellar is our “in” to qualify. If we don’t make Stellar this year, as with last year, that just means we have to change our target and work the housing differently… as we did this past year.