Sand Hill Farm  

Opening mid-2018, Sand Hill Farm is a progressive community offering entry-level housing to young families and professionals.

Conceived in the 2016 Town of Culver’s Stellar Grant application, and included in the 2017 Stellar funding, Sand Hill Farm seeks to create a work/school/life balance for residents that is friendly, nurturing, professional and inviting. Additional funding will result from Culver’s successful designation as a Stellar Community in 2018.

Sand Hill Farm affords residents stability, opportunities for personal and professional growth, and a chance to put down roots.

2015 - June 23 - There have been several status changes to Sand Hill Farm this Spring. The first was the retirement of the County drainage easement through the property. It was replaced by a new easement to the Town of Culver. This was part of the agreement with the Town that saw the relocation of the storm drain from running diagonally across the property to a new location along the property line. This also included removal of a large area of brush and scrub trees which generally improved the property. The second was the inclusion of Sand Hill Farm in the talks regarding Entry Level Housing for Culver.

2015 - Oct - Culver chooses site for entry-level housing development West Jefferson property voted for project to develop more economically diverse apartments, houses

That a petition has been filed by Kevin L. Berger, 8886 State Rd 17, Plymouth to approve a Special Use Variance at his 25 acre parcel located on State Rd 17 between Jefferson Street and State Rd 10 for the construction of an apartment building.

Commencing at an aluminum cast county section marker at the Southwest corner of said Southeast Quarter; thence North 00 degrees, 49 minutes, 19 seconds East along the West line of said quarter section (centerline of Thorn Road) a distance of 534.84 feet to a railroad spike on the Westerly extension of the North right-of-way line of West Jefferson Street in the Town of Culver; thence North 90 degrees, 00 minutes, 00 seconds east (record bearing) along said North line of West Jefferson Street a distance of 748.75 feet to a 5/8" iron rod; thence continuing North 90 degrees, 00 minutes, 00 seconds East on and along said north line of West Jefferson Street a distance of 103.07 feet to a 1/2" iron rod to the POINT OF BEGINNING of this description; thence North 01 degree, 47 minutes, 37 seconds East, 132.00feet to a 1/2" iron rod; thence North 90 degrees 00 minutes, 00 seconds East parallel with said North line of West Jefferson Street a distance of 479.44 feet to a 5/8" rod on the East line of said West Half of the Southeast Quarter; thence North 01 degree, 01 minute, 35 seconds East on and along said East line a distance of 990.37 feet; thence North 90 degrees, 00 minutes, 00 seconds West a distance of 1210.21 feet; thence South 01 degrees, 01 minutes, 35 seconds West a distance of 858.92 feet along the east Right of Way on SR 17; thence North 90 degrees, 00 minutes, 00 seconds West a distance of 619.29 feet; thence South 01 degrees, 47 minutes, 37 seconds West a distance of 260.45 feet to a point on the north right of way line of West Jefferson Street; thence North 90 degrees, 00 minutes, 00 seconds East a distance of 103.07 feet along said right of way line to the POINT OF BEGINNING.

Notices are being sent to the-petitioner and to the owners of property affected by the petition... October 8, 15, 2015 cc21 93 hspaxlp

2015 - Dec 3 - Approved by council was a request for reimbursementof $153.11 submitted by Easterday Construction and introduced by Leist for the cost of applications related to development hoped to begin on property on West Jefferson Street for entry-level housing (that development is expected to re-start in time for next fall).

2016 - Jun 23 - Annexation for housing projecst amoung councils action... new state rules won't allow entire property to be annexed... 13.66 acres from basis for the project... the dawing shows plans for the Sandhill Farm propposed development on West Jefferson.

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The town council created a task force to address the cost of housing... The task force issued a request for proposals in 2015 and eventually selected a proposed development on West Jefferson Street just outside of town limits, which has since been dubbed 'Sand Hill Farm.' After the proposal was selected, the Culver Redevelopment Commission committed $200,000 for extension of infrastructure (water and sewer) onto the property.

The proposal calls for at least 24 rental units (apartments), which would be financed in part through the IHC-DA tax credit program, and 20 single family houses and duplexes over the first phase of construction.

If the initial phase is successful, there would be room for an additional 20 houses running to the north and eventually connecting to the western terminus of Academy Road near the baseball diamonds. By having the town invest in part of the infrastructure extension costs, the end goal is to drive down the building cost per lot and create affordable, attractive new housing within town limits.

A more detailed site plan is currently being created by Troyer Group, the town's Stellar Communities consultant hired through a state planning grant. The plan includes preservation of greenspace for the community that could be used for a walking trail, community garden, or other park activities in the future

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2016 Oct 7 & 14 - PLEASE TAKE NOTICE: That a petition has been filed by - Keven Berger for his property located East of State Road 17 and West of the Culver city limits 10 approve a Special Use Variance to allow Apartments and Townhouses in a S-1 Suburban / Residential District.

A part of the West Half of the Southeast Quarter of the Section 17. Township 32 North, Range 1 East, Union Township. Marshall County, Indiana. Described as follows: Commencing at an aluminum cast county section marker at the Southwest corner of said Southeast Quarter; thence North 0 degrees 4919" East along the West line of said uarter section (centerline of Thorn Road) a distance of 534.84 feet to a railroad spike on a Westerly extension of the North right-of-way line of West Jefferson Street in the Town of Culver; thence North 90 degrees 0000" East (record bearing) along said North line 01 West Jefferson Street a distance of 748.76 feel to a 5/8' iron rod at the Southeast corner of the James A. Freeman and L. Louise Freeman parcel as recorded in Deed Record 1995, Page 12581, Office of the Marshall County Recorder and the point of beginning of this description; thence North 0 degrees 4357' East 260,45 feet to a 8/8' iron rod at the Northeast corner of said Freeman parcel; thence North 0 degrees 4357" East 860.39 feet; thence North 89 degrees 51 '53' East 590.05 feet; thence South 1 degrees 0135' West 990.37 feet; thence South 90 degrees 0000" West 479.44 feet; thence South 01 degrees 4737' West 132.00'; thence South 90 degrees 0000 West 103.0710 the point of the beginning. containing 13.66 acres, subject to all easements, rights-of-way and restrictions of record.

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CULVER SAND HILL FARM LLC 8886 State Rd 17, Plymouth, IN, 46563, USA

CULVER SAND HILL FARM LLC is an entity registered at Indiana with company number 201611211167867. Company is incorporated on21st November 2016. Current status of the company is Active.

The company's agentis Kevin L. Berger, 402 N. Slate St, Culver, IN, 46511, USA

The company's memberis Kevin L Berger , 8886 State Rd 17, Plymouth, IN, 46563, USA

Company information
Company name CULVER SAND HILL FARM LLC
Address 8886 State Rd 17, Plymouth, IN, 46563, USA
Status Active
Company number 201611211167867
Company type Domestic Limited Liability Company
Domicile state Indiana
Incorporation Date 21st November 2016
Expiration Date Perpetual
Business Entity Report Due Date 2018-11-30T01:00:00+01:00

Agent Name Kevin L. Berger Address 402 N. Slate St, Culver, IN, 46511, USA

Member Name Kevin L Berger Address 8886 State Rd 17, Plymouth, IN, 46563, USA

Per: Indiana-register . com

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2017 - Mar 29 - Culver Sand Hill Farm LLC 13.66 PART IN TOWN COM AT SW COR SE1/4 TH N0-49-19E 534.84' TH N90E 748.75' TO POB TH N0-43-67E 260.45' TH S90W 619.29' ETC -

Sand Hill Farm Update
June 23, 2017
Kevin Berger

I haven’t written anything about the Sand Hill Farm project in a while. Not because it’s stagnant, but more because of being too busy with it! The basic idea of a mixed use development hasn’t changed, but the path towards that continues to be a bit bumpy… Some of this has been here before, but for new readers, I’ll reiterate.

Last year, the Stellar competition was supposed to be our “in” for IHCDA Tax Credit Housing. When we didn’t get Stellar, I had multiple meetings with IHCDA, which indicated they were eager to help, but we just didn’t meet the threshold needed for a project. In discussions with Town leaders, we decided that the need was immediate and we needed to do something. The Town will be competing for Stellar again this year, but the changes to the program mean that the funding wouldn’t come through until 2019 and that’s too late.

I have gone through the process to have the eastern portion of the project annexed. I have been through the BZA and gotten a Special Use Variance allowing multifamily housing on the property. I have worked through MCEDC to secure Region Cities funding for the project. I have formed a new LLC (Culver Sand Hill Farm LLC) and transferred the eastern portion of the site to that entity. I’ve had multiple meetings with accountants and banks on how best to structure the project. From there, it became an issue of defining what the project would be.

I had discussions with the Town about doing a small townhome project, but the dollars didn’t work. It wouldn’t have been enough to justify the Regional Cities money and didn’t really fit what the goals were. We are now proceeding down the path to create a 24 unit apartment building. The sketches I have included here are the preliminaries for that. Final designs may change, but they’re what pricing is currently based on.

In order to meet the cost goals for the project, the Town has agreed to provide infrastructure. That’s allowing the rental rates to be reduced and hit some of our target audience. This will bring in water, sewer, streets, street lights, sidewalks, etc. to the project. They will also be providing a Tax Abatement for the project.

The public comment periods on this were a bit harsh. Always disheartening when you find out who your friends aren’t. Most of the vitriol was directed at the Town Council, but some got personal. That was despite the all of the employers we were targeting appearing and speaking for the project. This is somewhat baffling since affordable housing has been the top request in all the surveys from back to the Comprehensive Plan. It continues to be the top concern in the Stellar surveys. Since those meetings it has been nice that there have been a lot of people providing off the record, positive comments to me. It’s unfortunate that they were unable to speak publicly for fear the naysayers would shun them and their businesses.

Currently we’re working down two tracks in order to make this happen. The first is with the Town to find the most economical route to provide access to the current and future projects on the site. This is being handled by the Town’s engineer with input from the Town Manager, Utilities Superintendent and myself. The second is working to bring the building plan in at or under budget. That is proving to be challenging, but the budget has been set by what the banks will support and what has been approved for the Regional Cities money. Building a project with Market Rate construction costs, but renting it at below Market Rate is difficult. In typical fashion, the banks only want to lend money when you don’t need it.

The conversations with the Town and the buzz through the community has been fascinating. The need is there, but everyone has different ideas of how to address it. Several have mentioned the tiny house craze. Enough so that I will probably include that in my PUD as an option. It seems like a reasonable possibility. Mostly, I’m looking at how to most efficiently use the property. I think working on the density is probably the key.

Tiny houses might be a component, but I’m still thinking multifamily and zero lot line construction may make more sense here.

More to come!

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Sand Hill Farm is Part of Culver’s Stellar
June 24, 2016
Kevin Berger

Stellar Sand Hill Farm 1 Pilot News 6-23-16The Sand Hill Farm project that has been discussed extensively here is part of the Stellar Communities application that Culver has submitted. I would assume most of you reading this are aware that Culver has made the first cut and is one of the three finalists for the 2016 award. As part of the public education process, an article appeared in the Pilot News yesterday. Jonathan Leist, Culver Town Manager, did a nice job describing what has brought us to this point.

The Troyer Group has completed some preliminary sketches based on my preliminary vision of phasing for the project. One of those is included in the article to the right. They have also included some preliminary sketches of the potential housing which I will share here when I get the chance.

As part of this process, I appeared before the Plan Commission in May and received their blessing on annexation of the eastern half of my property. At the following Town Council Meeting, on June 12th and formally requested voluntary annexation. They agreed to this and have begun that process. There will be a public hearing on the annexation in the near future. More on that here soon too.

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Sand Hill Farm given green light
CRC, town council commits funds to infrastructure for workfoce housing
June 2, 2107 - Beth Pare - Culver Citizen

CULVER— Culver Town Council heard citizens speakingboth for and against the planned Sand Hill Farm workforCe housing project on Tuesday, May 23, before voting to commit $400,000 to infrastrructure for the project, $100,000 will come from the town's genreal fund and $300,000 will be financed locally.... After hearing input from all sixteen community members present, the council first passed a resolution authorizing the funds for public improvements, with member, Joel Samuelson dissinentinf.

Following was a vote specilffically on the Sand Hill Farm agreement, again with Samuelson voting, nay. FInally the council apporved the plan for fiiniancing, with $100,000 coming from the town's general fund and $300,00 financed locally at 5%....

(Note: After approving a commitment of $200,00 to the Sand Hill Farm infrastructire project on Mnday, May 22, the CRC met again on Friday, May 26 to approve an additional $200,00 to complete the funding project.

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Culver Housing Plan: Fact Sheet
by Jonathan Leist
June 2, 2107 - Culver Citizen

The Culver Town Council and Culver Redevelopment Commission made a major investment of approximately $800,000 in new streets, water, and sewer improvements last week.

This commitment will help bring in a new 24-unit apartment complex on recently annexed property on West Jefferson Street....

Here are some facts on the current proposal:

The proposal calls for 24 units in Phase 1, all apartments. It will be a mix of one bedroom, two bedroom, and three bedroom apartment.

The one and two bedroom apartment will have a maximum rent of $850 upon completion, and will be leased as 12 month rentals only, with a 90-day period where they will only be avilable to full-time workers employed by established businesses, schools or non-profits in Marshall County.

The Three bedrooms will also be 12 month rentals, with a maximum rent stoll to be determined.

This ia a workforce housing project.

Phase II is that for Ithat the developer will apply for Indiana HOusing and Community Development Authority (IHCDA) funding for a second apartment building also to be located on the site of the project. This project would follow IHCDA requirments for rent as percentage of income.

The town annexed the property i n2016, and is scheduled to deliver water and sewer to the property line at a minumum, with an expected cost of $200,000....

The town, through the Mrshall County Economic Developement Corporation (MCEDC), recieved a $200,000 Regional Cities Grant Commitment from the Indiana Economic Developemt Corporation (IEDC) for this project. To receive the regional cities funding, the town must maximize the number of units and match the IEDC investment....

This commitment is expected to cost approximately $800,000 from the town, split between the Culver Redevelopment Commisiion and town funds. Additional grant funding will be applied for....

A site plan for Phase 1 of the project, along with a proposed building elevation are available at Culver Town Hall.

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Shown is an artist’s rendering of the housing development Culver Sand Hill Farms. The development is planned for the west side of Culver.

2017 - Sept 7 - Notice of Public Hearing

Concerning Designation of an Economic Revitalization Area in Culver, Indiana

Notice is hereby given that the Town Council (the "Council') of the Town of Culver Indiana. (the "Town") on September 27 at 6:30 p.m. will consider Ordinance 2017-008 (the "Ordinance") declaring an area located in the Town of Culver, parcel number 502117403045001022, commonly known as 540 W Jefferson Street. to be an Economic Target Area pursuant to Indiana Code 36-7-1-6 (the 'Act") in which owners of personal property making application pursuant to the Act subsequently approved by the Council may receive property tax abatement pursuant to applicable procedures of the Act.

A copy of the Ordinance including a more detailed description of the area being declared to be an Economic Revitalization Area is available and can be inspected in the office of the Clerk-Treasurer, 200 E Washington Street, Culver, Indiana 46511.

The Ordinance also directs the Clerk-Treasurer of the Town of file a copy of this Notice with each taxing unit that has authority to levy property taxes in the geographic area being designated as an Economic Revitalization Area.

A public hearing of the Council will be held on September 27, commencing at 6:30 p.m. at the Culver Town Hall, 200 East Washington Street, Culver, Indiana, when the Council will receive and hear all remonstrances and objections from interested persons to declaring the affected area to be an Economic Revitalization Area.

At the conclusion of the public hearing the council will take action determining whether the qualifications or an Economic Revitalization Area have been met and confirming, modifying or rescinding the Ordinance.

The Council's determination is final except that an appeal may be taken and heard as provided by the Act.

Dated this 7th Day of September, 2017. By what was read and compared meeting date notices of the above notice were alsl dated for September 27th; October 10th

Culver Council Updated on Infrastructure Plans for Sand Hill Farms
Posted on July 1, 2017 Author Michael Gallenberger

Water and sewer infrastructure for Culver’s Sand Hill Farms workforce housing development will cost an estimated $400,000. That’s according to Mark Sullivan with Midwestern Engineers. He met with the town council Tuesday to give an update on the project.

The final cost will depend on which options the town chooses. Sullivan said a gravity sewer and a lift station would be included. The town has the option to put the lift station closer to the entrance of the development. However, Sullivan estimates that would cost another $65,000 to $70,000, compared to the current design.

Culver could save some money by using some of the pumps from an existing lift station on West Jefferson Street that’s underutilized. But in the end, town officials have decided against that, to keep capacity for future development.

When it comes to water infrastructure, Sullivan said the town may want to consider looping the water line, but that would add another $50,000 to $60,000 to the cost.

The Sand Hill Farms development would include 24 apartment units on Jefferson Street. Funding is coming from the Culver Town Council, Culver Redevelopment Commission, and Regional Cities grants. Council members plan to discuss the financial arrangements in more detail during a work session July 11 at 5:00 p.m

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2017 - Sep 20 - Work getting started to clear a path for a new street in Culver, the future home of Sand Hill Farm Housing Development

Sand Hill Farm Updates - Kevin Berger

2017 - Nov 8 - groundbreaking ceremony was at 3 p.m. ET

Groundbreaking for Sand Hill Farm Workforce Housing Project in Culver Friday Nov 10 Read more: WTCA-AM Plymouth

Wednesday afternoon Sand Hill Farm housing developer, Kevin Berger along with Culver and Marshall County dignitaries broke ground for a new workforce housing project at 540 West Jefferson Street. The entry level worker housing development, which is anticipated to be completed in 2018 will include 24 one, two and three bedroom apartments. WTCA-AM Plymouth.

2108 - Feb 14 - Berger Propertv Improvements Project

Sealed BIDS for the construction of Berger Propertv Improvements Project will be received by the Town of Culver at the Culver Town Hall located at 100E. Washington Culver, IN 46511 until 4:00 P.M. (Local Time) on March 22 2018 at which time will be publicly opened and read aloud.

Bids received after this time will be returned unopened. Each Bid must be enclosed in a sealed envelope bearing the title "BERGER PROPERTY IMPROVEMENTS PROJECT" and the name and address of Bidder, If Bids are forwarded by mail, a sealed envelope containing the Bid must be enclosed in another envelope addressed to the Owner at 200 B. Washington, Culver, IN 48811. Any bide received after the above specified time and date will be returned to the bidders unopened.

The project consists of 782 LF of new roadway, curbing, sidewalks and associated restoration. Also, 795 LF of 4' force main, new Lift Station, 417 LF of 8' gravity sewer and associated manholes, 1,300 LP of new 6' water main and 749 LF of new 12", 15" 18" storm sewers and Structures.

The CONTRACT DOCUMENTS, consisting of Advertisement for Bids, Information for Bidders, BID, BID Bond, Agreement, GENERAL CONDITIONS, SUPPLEMENTARY CONDITIONS, Payment Bond, Performance Bond. NOTICE OF AWARD, NOTICE TO PROCEED, CHANGE ORDER, DRAWINGS, SPECIFICATIONS AND ADDENDA. may be examined at the following locations:

Midwestern Engineers, Inc.
6809 Cornorate Drive
Indianapoliss. IN 46278

Town of Culver,
200 E. Washington,
Culver, IN 46511

Specifications are available as the office of Midwestern Engineers, Inc. The service charge for Contractors to view the plans for preparing their bid is as follows:
1) Viewing on CD -$50.00 per set,
2) Viewing by download at https:/ fapp. midwestemeng com/playroom - $30.00 per set and
3) Viewing paper-bound specifications - $300.00 per set.
All service charges for viewing are non-refundable.

The OWNER reserves the right to waive any informalities or to reject any and all bids. Award will be made to the low, responsive, responsible bidder. No proposal may be withdrawn after the scheduled closing time for receipt of bids for at least ninety (90) days. A conditional or qualified bid will not be accepted.

Each BIDDER must deposit with his bid, a certified check or acceptable bidder's bond made payable to the OWNER, in a sum not less than five percent (5%) of the total amount of the bid. This check or bond will be held by the OWNER as evidence that the BIDDER will, if awarded the contract, enter into the same with the OWNER upon notification from him to do so within ten (10) days s of said notification.

Contractor receiving award shall furnish an approved Performance Bond. Labor and Material Payment Bond in an amount at least equal to 100% of the contract amount and must be in full force and effect throughout the term of the construction project plus a period of twelve (12) months from the date of substantial completion.

Bonds shall be furnished at time of notice to proceed of contract.

Each BIDDER must complete and submit with BID Indiana Form 96 inclusive of Non-Collusion Affidavit (furnished by Ridder) Standard Questionnaire and Financial Statement and other required documents as required by Indiana law.

2018 - Feb 16 - First wall panels went up - much of the first floor was to be completed by weeks end.

Name of new street entrance off Jefferson is "Cavalier Drive"

Thomas Excavating and Welding has begun preparation for water, sewer and storm work at the intersection of West Jefferson and Calvalier Dr.. Northern Indiana publis Service Company (Nipsco) has started installation of das/electric and light poles as well. Thomas is coordinating all utility work to be done before he street is done. SOme of the ultilites will be outside the street and will be completed as necessary after the street is down - AuG, 17, 2018 - Citizen -

2017 - Sep 20 - Work getting started to clear a path for a new street in Culver, the future home of Sand Hill Farm Housing Development

2019 - June 21 - CULVER, Ind. (WNDU) - Year-round affordable housing is now available in Culver.

The Town of Culver celebrate the completion of Sand Hill Farm housing development with a ribbon cutting ceremony and tour of the new apartments.

After receiving a grant to help bring in more affordable housing, the Culver community is celebrating the grand opening of its new Sand Hill Farm apartments.

The town of Culver has always struggled to be a year-round town, especially because most of its employees cannot afford to live there.

“Housing is fairly expensive in the Culver. Generally, it’s a resort community and it always has been, so there’s a lot of pressure for regular people – it’s difficult for regular people to find affordable homes and live in this community,” Culver Academies instructor Chris Klein said.

On Thursday, the grand opening of a new affordable housing development gave new life to the community.

Sand Hill Farm is located at 511 Cavalier Drive and includes 24 units that include a mix of one, two and three bedrooms. Each unit holds a 12-month lease at an average cost of $850, which is almost impossible to find in Culver.

“It’s going to help our local businesses and our local schools, which is exactly what we need,” Amber Cowell said.

Sandhill Farm is supported by $270,000 in Regional Cities funding. The town and Culver Redevelopment Commission also contributed approximately $350,000 in funding to support public infrastructure, including street, water, sewer and storm work.

“[We're] trying to expand what the offerings are in Culver so that those businesses can do well, our community can grow and the people that want to live here can live here,” Town Manager Johnathan Leist said.

The development offers support to significant area employers like Culver Academies, acpi Wood Products and Culver Public Schools. As these operations have continued to grow, the need for year-round workforce housing has increased.

“Teachers at Culver Community Schools, Culver Academies, which happens to be the largest employer in Marshall County, now have an option to live locally. They can walk to work, bike to work, and that is huge for this community,” Klein said.

This is just Phase 1, Leist says. The next phases will include adding 48 more units, which will break ground next month.

For more information or to submit an application, contact Linsay at Oak Crest Realty via davegoebel @ remax.net or by calling 574-936-7616. You can also visit the Sand Hill Farm website.

The Ribbon Cutting for Sand Hill Farm Thursday, June 20th