changing the way we grow -...

Changing the Way We Grow Spring Professional Development Conference

• Tonya Galbraith, McCordsville Town Manager

• Corrie Meyer, Schmidt Associates

Changing with Purpose • Why?

• When?

• How?

• Who?

• Where?

Why Change?

• Is McCordsville ‘Sniff, Scruffy, Hem, or Haw’? – Who Moved my Cheese by Spencer Johnson, M.D.

When and Who to Change?

• Shaping the Conversation with – Town Council

– Town Staff

– The Community

How to Change?

• Identify growth opportunity areas

• Examine impacts of growth: financial, utilities, transportation, and “community will”

• Examine Town identity

Planning for Change Outcome: Actionable plan identifying targeted implementation steps to position McCordsville for desired growth

INVENTORY FINDINGS

Tax Impact

Governing Areas

Electric Land Use

Sewer Service Utility Service Capacity and Infrastructure

Transportation Capacity and Infrastructure

Tax Impacts of Town Growth Vernon Township Example of Tax Rate

$0.4389 14%

$0.1780 6%

$2.4894 80%

Now

• Properties @ tax caps • Town Boundary Growth= NO tax increases

– SHIFT tax revenue from other taxing units

$0.4389 12%

$0.1780 5%

$2.4894 69%

$0.5113 14%

Future w/ Incorporation

County

Township

School

Corp.

8

Type of Development Footage Assessed Value

Home Improvement Store 150,000 $8,000,000

Large Retail (Junior Discount Store) 200,000 15,000,000

Retail Shopping Center 85,000 4,000,000

Light Manufacturing 425,000 18,000,000

Manufacturing Equipment $250 MM N/A 75,000,000

Light Industrial 525,000 15,000,000

Total $135,000,000

Grow the Tax Base Example AV from New Development

CONVERSATIONS

Community Stakeholders

Potential Developers

• Balance economy & tax base

• Protect local property values

• Protect quality of life and way of life

• Prevent traffic congestion

• Assure public safety

• Engage utilities & government agencies

• Be flexible and evaluate incentives

• Look for win-win solutions

• East District

• South District

• Northeast District

NE

EAST

SOUTH

Where to Change & Grow

Imagine McCordsville w/ BSU

• Building Partnerships and Excitement

• Capturing the Ideas @ Lord’s Acre Festival

• Presenting Ideas

WHAT’S NEXT? Time for Change

• Tell the story

• Know critical stakeholders

• Balance tax base through responsible, planned growth

• Protect property values

• Re-invest in infrastructure

• Be welcoming and flexible

THANK YOU! Questions?