CMA Cadets lining up for tickets at the El Rancho Matinee
I wrote a bit about the Culver Theater groups proposal here before. It has continued to be a topic of conversation at the Culver Town Council, Plan Commission and Redevelopment Commission. There seems to be some division in the Culver Town Council on the proposal, which is unfortunate. Having a group step up for this kind of improvement, that is well funded and has a positive community vision, would seem to be something the Town should give full-throated support. Of course the C.A.V.E. Society (Citizens Against Virtually Everything) is always active, so some negativity is to be expected.
At the June meeting of the Culver Redevelopment Commission, there was a presentation by the chairman of the Lakefest Committee. This led to discussion of some of the reoccurring expenses that could be eliminated with the improvements proposed in the over-arching READI project which included improvements to the theater, Town Park and the over all Lake Shore Drive (LSD) entertainment district. Better electric service availability. additional restrooms and possibly storage for items that could be purchased in lieu of rented on a yearly basis.
The restrooms and storage needs perked my interested, as I wondered if this was something that could be rolled into the theater project. (I really hate to see green space in the park taken up with anymore buildings than necessary.) The town is already pledging some of the existing parking lot west of the theater for expansion. Currently that expansion is proposed at around 20′. This basically absorbs the unpaved area on the east side of that lot. Here are a few idea for some limited additional expansion of that, which could have a large impact:
I have not seen the plans for the new theater. The existing building has a partial basement. If there is a basement under the new theater, could part of it be segregated to provide some storage for Lakefest items, i.e. tents, awnings, trash receptacles, etc.?
Include an additional bump-out for public restrooms. If this was done at the front (south) part of the lot, it could again be mostly restricted to the unimproved area of the site and not affect paving or parking. This would be a good spacing from the existing public restrooms in the Beach Lodge and in a location easier for police to observe/patrol. it would be easier and less expensive to do as an addition to the theater in lieu of a stand alone building. (30′ x 10′ footprint?)
An addition of 10′ to the proposed bump-out along the entire length would provide room for restrooms and storage. This could step down to 2 story and provide two floors of storage for the Town, Lakefest and the Fire Department for things like the Firemen’s Festival games and such. More space could be achieved here if a basement were provided.
Since this is becoming Culver’s Entertainment District, would a second outdoor stage be appropriate? My thought here is more along the lines of a music venue stage, so no curtains, overhead lights, etc., but a raised structure facing the west. A basement under this could provide additional storage and a connection to the restrooms discussed above could create a green room/dressing room. I would picture this as about 10′ deep again, so not a huge additional encroachment on the town’s parking lot site. This is the option I’ve shown in the rough thumbnail sketches below, which would lose an additional two parking spaces in the existing lot.
All of these ideas could be as simple or as elaborate as deemed appropriate or as the budget allowed. This is just my attempt at some creative thinking before plans are set in stone. Until construction starts, there are a myriad of possibilities…
Dashed lines show the theater width expanded from 30′ to 50′, the height at the parapet expanded from 25′ to 30′ and an elevator tower at the SE corner at a height of 40′ (requiring a 5′ variance for that portion. This is what the theater group is requesting.
Same expansion as above with the old theater outline ghosted in the back with a public restroom and stage added. This would increase the footprint to 60′ east to west with the stage at 4′ to 5′ high and the restrooms ~10′ high.
I’ve defended the Town of Culver in the past when people say things happen without enough notice or public input. From the 2014 Comprehensive Plan, to four times Culver participated in Stellar planning through the housing expansion with READI, Culver has been pretty forthcoming with community input and requests for participation and input. In the past couple of years there has been some changes of this and a recent visit to the Culver Town Council meeting highlighted this.
I used to attend the Council meetings on a regular basis, but with our main projects under construction in Plymouth, it became a choice of where to spend my evenings in the most productive manner. (The change to Thursday meetings in lieu of Tuesday meetings wasn’t helpful either…) Where Public Input used to be at the end of the meeting, there is now a Public Dialogue item towards the beginning with the following admonishment: This is an opportunity for the Council to open discussions with the public concerning items on the agenda. Unlike the public concern section, these conversations will be within an open format monitored by the President to ensure no one individual dominates the discussion or misdirects away from the specific topic.
I don’t think this change just occurred last month, but it is a recent change. It causes a few concerns for me. 1) This puts the opportunity for public input before there is any business conducted by the board. This means if you want to comment on something that occurred, you would need to come back at the next meeting for an opportunity to speak and, technically, per the admonishment above, request to be placed on the agenda. 2) Acknowledging that the privilege was occasionally was abused in the past, the intent of this seems to be to stifle audience input in other parts of the meeting. I have not been going often enough to speak to how this is operating, but reading that statement would make me less likely to raise my hand during board debate.
Lord knows, I have sat through council meetings where they have dragged due to prolonged audience interruptions, but I also know that there have been countless meetings where audience input has provided salient points that rightly affect the deliberation of the council. I always give deference to elected officials, who are essentially volunteers, stepping up to make a difference. But winning an election does not automatically make you an expert in all things. There are almost always community members with specialized expertise in things under discussion, if not specific experience with the issue under discussion that’s happening in their neighborhood.
I did note significantly fewer audience members than my experience in the past. Limiting input will have that effect. This will limit audience attendance to those that have a specific issue before the board, which was the reason I attended. In my opinion, this will not only limit input, but also the dissemination of information in the community.
This is not the only instance of this kind of change. There is another trend towards fewer community member populated subcommittees in favor of more direction from staff, appointed positions and elected officials. Community help such as this has been terminated in favor of more control. Community volunteer groups are experiencing more skeptical scrutiny than support. This is likely just another case of the pendulum swinging, and as often happens in government, it results in an over correction in the opposite direction. Hopefully we’re near the peak of the swing towards the control side and we start back in the other direction soon. I don’t think much is being intentionally hidden. I think it’s being justified for expediency. I would like to see things move back towards inclusiveness soon. I think collaboration with the citizens produces some of the best results, as shown from the Stellar experience.
We had the ribbon cutting for Water Street Town homes (WST) last Friday, May 15th. Julie Heise and Heather Martis did a great job with balloons, snacks and drinks for the event. There was a good turnout with members of the City Council, Redevelopment Commission and other officials there. The Mayor manned the big scissors to cut the ribbon and said a few words. Everything was positive! (Press Release here.)
All projects present challenges, but ones like these with multiple funding sources and their associated requirements are each unique. This one also involved multiple property owners, both public and private.
Above and beyond the general goals of providing work for our employees and not losing money, there are a myriad of other goals for a project like this. A few of these include: Downtown Revitalization, Work Force Housing, fulfilling comp plan goals and generally contributing to the health of downtown Plymouth. We participated in the two Marshall County housing studies, the Plymouth Comprehensive Plan committee and the Plymouth Zoning Review committee as we worked up to this. We’re still helping with the Zoning Review and have also joined the board of the Marshall County Community Development Corporation. All this to say we understand the issues.
We are pleased when we are able to do a project like this and also provide jobs for local subcontractors. A few of the local subcontractors for this project were: Langfeldt Excavating, Hundt Concrete, Banner Electric, MLE Roofing, Artizan Flooring, ARC Security, Rogers Landscaping and Quality Drywall. Scheduling has become the biggest issue with projects such as these, and having local access to local offices makes this easier. (Easier, not easy…)
Almost all municipalities are welcoming to developers at the elected official level during initial conversations, but it’s the follow-through that makes a difference. Nearly across the board, the various City of Plymouth departments understood the goals and attempted to make things easier to achieve them. This is not always the case. Water Street Townhomes had a sister project in Culver, Spirit Townhomes, that was also included in the Regional READI application, but after initial municipal interest, support evaporated. (A missed opportunity…) I would recommend talking to the City of Plymouth and Mayor Listenberger, if you’re considering a new development in Marshall County.
Water Street Townhomes is an example of urban renew at it’s best. It took two older homes and an underutilized parking lot on the back side of the main downtown street and created new commercial space (already filled), new housing that’s walkable to downtown merchants, entertainment, restaurants and the park, and took a poorly laid out parking lot which paid no taxes and turned it into a tax-paying development… while still adding 18 parking spaces and better stormwater control to the space. The parking lot was paved before returning it to the city. The adjacent alley was improved and new street lights were installed. Hopefully the project is an example of what can be done with public/private cooperation.
The internet trolls have been out in force, complaining that WST is not affordable housing (it was never advertised to be in an affordable housing program), it’s built in a flood plain (it’s not), it takes away public parking (it does not), it displaced existing residents (the existing houses were purchased privately at the seller’s asking prices), it’s ugly (Sorry… there’s no accounting for taste), it’s gentrification (okay, but maybe that’s the point?) and my favorite, for which I don’t even have a pithy retort, “We don’t want no new people”. It’s clear they know more than we do <sarcasm>, so there’s no point in addressing them. It’s still disheartening, when you’re trying to do something positive.
We’re still having some website issues. There were some pictures to include here, but they won’t upload. They may get added in a future update.
I’ve been to four meetings in the past few weeks where the Culver Theater was discussed. This is about the Culver Theater on Lake Shore Drive, not the former ones on Main Street. It has been through many reiterations and multiple names, but its days as a movie theater ended more than a decade ago under the weight of increasingly expensive film rental fees in an aging venue. Before it closed, it had weathered the onslaught of VHS rentals (remember Bick’s Flicks at 820 Academy Road?), but lost the battle to streaming services such as Netflix.
Tom Ruane, a Culver Academies grad, bought the property with a sense of nostalgia and a passion to bring it back to life. I met with Tom several times regarding his passion project. During one of those meetings I climbed through the rafters with him and at another, I and the contractor he had working there stood on the marquee, verifying that it was structurally sound. (The then Building Commissioner/Inspector didn’t agree due to some loose soffit.)
CMA Cadets lining up at the El Rancho Matinee
Tom had made a false start at a Not-For-Profit (NFP) to pull the project together that initially failed. His second pass at a Theater NFP did better and was moving the project forward when Tom tragically passed away in January of 2020. Tom’s vision for the future of the theater was a bit scattered, but it was based in his memories of visiting the theater as a Culver Cadet. The Saturday matinees were very popular as one of the few places a cadet could take a date and sit in the dark, relatively unsupervised! The theater was generally full, regardless of what was playing. Several other Culver Academies grads had also expressed an interest in Tom’s vision, so there was some financial backing. Tom invited me to be on the NFP board, but I chose to pass on that opportunity. Kudos to those who stepped up.
Tom’s untimely passing set the group back as the property was tied up in probate for a period of time. It’s finally been released to the NFP’s control. With that piece in place, the Culver Redevelopment Commission has chosen to support them in an READI grant application. This is for the Arts & Culture portion of READI. Marshall County Community Foundation (MCCF) will also be supporting this effort. Since it is Lilly Foundation money, the MCCF endorsement will carry weight.
The NFP is concentrating on the theater. They have had it reviewed by Indiana Landmarks, who deemed it old, but not historic. While having mixed feelings about that, it has released them to dream bigger and look at building new in lieu of trying to renovate. Their current plan is to create a multi-media venue similar to what the Rees Theatre in Plymouth has become. To accomplish this, they are requesting +/- 20′ in additional property to be donated to the theater from the adjacent Town of Culver parcel to the west. This would give them a building width of 50′. It wasn’t stated, but I assume they are going to extend the building to the north as well. There is some depth to gain towards the alley. They are not planning to extend above the 35′ height restriction, though if they follow through with a rooftop patio, they would need to accommodate an elevator/stair shaft extending above the roof line.
The Osborn Hotel at the NW corner of Ohio & Jefferson Streets
The Town of Culver has bigger plans and their READI application included money for the theater, but also included money for planning renovations all along the portion of Lake Shore Drive (LSD) adjacent to the Town Park and including in the Park. This falls under the most recent Comprehensive Plan recommendations to create an entertainment district in this area. One thing I thought interesting about this was their concern of not increasing the heights along this stretch of Lake Shore Drive. They will be limiting development and, to be somewhat mercenary, assessed value… This strikes me as odd since we have current buildings such as the First Farmers Bank & Trust building and The Cove exceeding that height restriction, they are planning a new Institutional zoning district for the Culver Academies that explicitly waives that height restriction because of the number of buildings they build higher, and even historical buildings from the past such as the Osborn Hotel were above that level.
I appreciate the Culver theater NFP’s enthusiasm, but I do have some concerns. The Rees Theater in Plymouth is a beautiful and popular venue, bringing entertainment and visitors to Plymouth on a regular basis. That said, it continues to struggle financially. There is no doubt that it is a resource for the City of Plymouth, but it’s sustainability is a concern. They had hoped to achieve an endowment capable of bridging this gap, but so far, that effort has stalled. While it is currently a fairly new facility, there will be maintenance & renovation requirements in the future, that they will be unable to save for if they are not viable on a self-supporting basis. That means they will be going back to the well to find donors to save it again. Culver’s Theater will be a smaller venue in a smaller community. Sustainability will be a challenge in the smaller market. The question in my mind isn’t whether this is a laudable thing to do that Culver will benefit from, but more to the point of whether they can fund an endowment on top of the construction costs that keeps the dream alive.
The funding won’t be the only challenge. Culver does an above average job of communication on new programs and changes. That can be a double-edged sword, as it allows the NIMBYs to organize and be vocal. If I had to guess, I would say that bringing the theater back is a typical 80/20 issue in Culver with 80% support. Despite that there are already naysayers from the adjacent condos to the north concerned about losing their view, others bemoaning the already strained parking situation on summer weekend evenings and still others begrudging the Town giving up any of the adjacent lot for the venture to another NFP. You would hope the majority would prevail, but the other voices will be heard. Even among the supporters, there is some misconception regarding the Town’s lot to the west, assuming that it could be used for theater parking. To date, the Town has always kept this lot reserved for the fire department, so there’s no reason to expect that to change… or to change without the fire department pitching a fit…
A few thoughts on the parking:
Lake Shore Drive (LSD) is kind of a mess. The Right-of-Way (ROW) meanders and has an inconsistent width. While the GIS is likely off in some areas, it would appear there are encroachments. At a recent Redevelopment Commission meeting, infrastructure issues were alluded to. If major changes are in the works for LSD, parking could be examined at the same time. The width would allow some narrowing, possibly changing some of the parallel parking to angle parking or with the width, maybe some of the angle parking could become 90 degree parking. In either case, additional spaces may be achievable. Any narrowing of the traffic lanes would increase pedestrian safety as well. (One of the previous plans suggested consideration of a small round-a-bout at the bend in LSD at the entrance to the park to enhance safety and traffic control.)
While the Town is encouraging biking through the addition of the trails, very little is being done with biking infrastructure in the LSD or Main Street shopping areas. A few bike racks could encourage bike use, freeing up spaces.
The Town sells 800+ golf cart permits each year. The funds from those permits could be used to create some golf cart spaces throughout the LSD area. There are creative ways to do this. One suggestion would be to turn some of the parallel parking into angle golf cart parking. This would be a two or three to one gain in parking spaces Just turning the end of aisle space in an angle parking or 90 degree parking space into two stacked golf cart spaces would be positive.
I know this would be a tough sell with the fire department, but the existing lot configuration is inefficient. The lot could be reconfigured to have more spaces and still have designated fire fighter parking for emergencies. They could be allowed to block it off for events and truck maintenance while allowing the theater, restaurants and Park to gain spaces that currently sit vacant +90% of the time.
So, if you follow me here, you know I like to think outside the box. Here’s a more radical idea if the theater fails to gain traction on Lake Shore Drive. The Town wants the theater torn down, so the existing structure will be gone, one way or another. What if the theater group is unsuccessful there? Would they consider continuing the mission to provide an entertainment venue? Would they consider the preservation of another historic building? In the current Culver real estate market, the lot the theater sits on would sell for a stupid amount of money. The condo owners to the north would bid it up, just to keep it empty. Another developer would no doubt look at a multi story building with condos and maybe a bit of first floor retail. That could be seed money to do something else. What could that something else be?
Take a look at the Wesley United Methodist Church on School Street. As with many modern Methodist Churches, the congregation suffered a schism over a divergence is their beliefs. As with many of the Churches in Culver, Wesley United Methodist Church was already struggling with membership attrition, which was only exacerbated by the split. Is this a chance to save this Church before it lands on Indiana Landmarks Sacred Places list? Constructed in the 50’s (by Easterday Construction!), it is an iconic Culver fixture that should be preserved.
The building is in relatively good condition. Aside from the Sanctuary, which could continue its life as a public gathering space, it also includes a secondary entertainment area in the basement where there has been a stage as well. It has a large, working kitchen, an elevator to access both floors, and many ancillary classrooms and offices that could be repurposed. It sits on wide streets with ample parking and for larger events, it sits a block away from the school parking lots to the north and south. If the venue is successful, College Avenue is wide enough to convert some of the parking to angle parking for additional spaces and the Church owns a vacant lot to the north that could be converted to parking as well.
This takes it away from being in the “Entertainment District”, but in some ways, that’s not a bad thing. The location is easily accessible and does not carry the same parking issues that LSD has. The Church building would be preserved, The Church congregation would no longer have the crushing maintenance issues above and beyond those necessary for the congregation size and thus, would have funds available for growth and pursuit of their mission.
I realize this idea will be scoffed at and likely ridiculed, not in the least by the current Wesley United Methodist Church members, but it is mainly an exercise in looking at options and not being too tightly tied to just one solution. Being fixated on an original idea, can sometimes become debilitating, when there may be more than one solution.
I hope the theater is successful in some form and figures out the sustainability issue. The revival of the theater has been high on the list of surveys done for recent comprehensive plans, and the Stellar efforts. It is good that it is getting some attention, whether it comes to fruition or not.
A couple of weeks ago I posted about going to the initial Collaborate Culver meeting, where there was a discussion about missing businesses. I suggested the possibility of some incubator space for potential new businesses to try out Culver rather than going all in on a new store front. Geno Nannini made a stab at this years ago, by renovating the Masonic Lodge (Henry H. Culver Lodge No. 617 F. & A. M.) building at 110 North Main Street, subdividing the second floor lodge space into apartments and subdividing the first floor into individual offices/shops. A mix of small businesses, Churches and Not-for-Profits have occupied the spaces over time.
Last year I spoke to the owner of the former trailer park site at 515 West Jefferson Street in Culver about his idea of putting up small, temporary shop facilities. He indicated that he had spoke to town officials about making that happen, but he didn’t get much traction with them. I think at this time he’s in talks about a hotel on that site.
Bringing this full circle, Bremen has been talking about a project called Bremen Village Shops, which sounds very similar to what was suggested for the trailer park property. That project should be coming to fruition this summer. It is being done in conjunction with the Town of Bremen. They are working through logistics, since the property is currently owned by the Bremen Redevelopment Commission and there are legal issues with having them serve as a landlord.
If the Bremen Village Shops are successful, maybe the Town of Culver will warm to the idea and consider something similar for Culver, whether at 515 West Jefferson, or on another site. It’s an interesting concept and it seems like an creative way to get some new businesses to give Culver a chance. Meanwhile, if anyone is interested, I don’t think 100 North Main Street is completely full…
