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SW Quad
Neighborhood
Revitalization Plan Bringing together neighbors, data, and best practices
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SW Quad Neighborhood Revitalization Plan Bringing together neighbors, data, and
best practices
Project Purpose Statement
Develop a neighborhood
revitalization plan for the
Southwest Quad
Neighborhood to
strengthen this district by
equipping residents with
information to make a
difference and inform
strategic partners of the
neighborhood priorities.
Report Publication Date
December 10, 2014
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Contents Project Purpose Statement ................................................................................................................. 1
Executive Summary ........................................................................................................................... 3
Neighborhood Revitalization Goals................................................................................................... 5
Southwest Quad Neighborhood ......................................................................................................... 5
Neighborhood Data Findings and Analysis ....................................................................................... 7
Neighborhood Input ......................................................................................................................... 13
Meeting 1: Idea Generation ......................................................................................................... 13
Meeting 2: Goals and Priorities ................................................................................................... 14
Meeting 3: Plan for Action .......................................................................................................... 20
Neighborhood Revitalization Goals and Strategies ......................................................................... 21
(1) Capitalize on the strong proximity to downtown Noblesville and White River by creating
connections ................................................................................................................................... 21
(2) Facilitate investment in the neighborhood ............................................................................. 24
(3) Increase safe movement in the neighborhood ........................................................................ 28
(4) Improve the environment to create a healthier neighborhood ............................................... 31
(5) Encourage social connectivity................................................................................................ 34
(6) Initiate neighborhood beautification projects ........................................................................ 35
(7) Participate with the City and County ..................................................................................... 36
Appendix .......................................................................................................................................... 38
Data Maps .................................................................................................................................... 39
Walking Assessment Data ........................................................................................................... 40
Neighborhood Revitalization Goals Spreadsheet ........................................................................ 41
Neighborhood Meeting Presentations .......................................................................................... 42
Planning Team Members ............................................................................................................. 43
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Executive Summary
Introduction
The ‘Southwest Quad’ neighborhood is located south of downtown Noblesville and east of the
White River. The purpose of this study is to strengthen this district by equipping residents with
information to make a difference and inform strategic partners of the neighborhood priorities.
The planning team sought out neighborhood input to build the foundation to this strategy plan.
The hope is to provide residents and neighborhood partners with information to initiate a
revitalization movement in the neighborhood to enhance the quality of place.
Data and Analysis
Data was gathering from research and conducting a walking assessment in the late summer of
2014. Parcel data collected included: current assessed value, existing city infrastructure, flood
hazard areas, home condition, visual occupancy, property use, sidewalk conditions, zoning, tree
cover, and historical significance. This data was analyzed to develop conclusions that would
frame goals, along with neighborhood input.
The analysis findings were that:
58% of the neighborhood is single-family residential, with 18% of the parcels serving as open space due to the flood hazard area or vacant properties.
The median assessed value is $60,300, which is below all other compared areas.
87% of the parcels had an ‘active’ use, leaving 13% percent of the properties improvement opportunities.
13% of properties were designated as moderate or high priority for home repair needs.
Nearly half of the neighborhood’s sidewalks do not serve as a safe pedestrian route.
The neighborhood has a healthy tree canopy, which often is a sign of prosperity.
The historically significant properties add value to the neighborhood.
This information was shared at three public meetings. At the first meeting, residents weighed in
on their thoughts regarding the neighborhoods strengths, weaknesses, opportunities, and threats.
This input and the data served as the foundation for revitalization goals and action strategies.
Neighbors had an opportunity to indicate priorities and sign-up for the implementation team.
Revitalization Initiatives
Revitalization goals are introduced on pages 5 and 6. The revitalization goals focus around
capitalizing on strategic partnership opportunities. These strategies should be presented to
potential investors, local realtors, the Chamber of Commerce, and other like-minded
organizations/people that can bring the right partners to the table to initiate development and/or
support homeowners with individual projects. This plan was facilitated by the City of
Noblesville, but the heart of the plan is rooted with resident input and guidance. Initiation of
these strategies will begin in 2015 with neighbors taking ownership of several goals and
communicating with City leadership the priority of enhancing their community and supporting
their neighbors.
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SOUTHWEST QUAD NEIGHBORHOOD AREA MAP
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Neighborhood Revitalization Goals
(1) Capitalize on the proximity to downtown
Noblesville and the White River by creating
stronger connections
1. Physically connect to shopping and dining areas of downtown via improved sidewalks, enhanced streetscape, and signage
2. Create a multi-use path that connects the neighborhood to the White River and other City
assets 3. Connect with and embrace the art initiatives
adjacent to the neighborhood to provide cultural
experiences for residents
(2) Facilitate investment in the neighborhood
1. Create opportunities for a diverse and equitable housing stock attracting young professionals, families, and seniors.
2. Initiate, support, and partner on home-owner repair programs
3. Promote historic revitalization education and
development 4. Encourage revitalization of distressed properties
and private property maintenance
(3) Increase safe movement in the neighborhood
1. Study alternatives to manage traffic impediments
at 8th Street and Pleasant Street 2. Improve street lighting on signature neighborhood
streets 3. Create new and/or improve sidewalk conditions 4. Work with area businesses to create safe traffic
movement 5. Assess parking availability for the area
(4) Improve the environment to create a healthier
neighborhood
1. Repurpose vacant land located outside of the designated Flood Hazard Area
2. Assist in stormwater management in strategic
locations 3. Work with private landowners to eliminate
overgrown and unhealthy plant materials
4. Find creative solutions to manage nuisances
Southwest Quad Neighborhood
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(5) Encourage social connectivity
1. Create passive recreation opportunities 2. Create opportunities for neighborhood residents to
interact and congregate at Southside Park
3. Create a regular celebration for the neighborhood’s uniqueness
(6) Initiate neighborhood beautification projects
1. Study potential improvements for the Southside Park; trail to river, picnic areas, increased
programming, places to sit 2. Beautify or otherwise buffer the railroad tracks
(7) Participate with the City and County
1. Engage in the planning process for the potential addition of an east/west bridge over the White
River and mass transit projects 2. Participate in planning efforts studying
improvements at Southside Park
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Neighborhood Data Findings and Analysis This planning initiative gathered and analyzed data in the
area commonly designated as the ‘Southwest Quad’.
The study area borders were south of downtown
Noblesville and east of the White River, defined by:
North: Cherry Street
East: 8th Street
South: South Street
West: White River
Parcel Use
The Southwest Quad is predominately a residential
neighborhood with a few properties designated as
commercial/ industrial uses. Many of the homes today
are located outside of the White River flood hazard area
as defined by FEMA. (Refer to the appendix for a flood
hazard map.)
The pie chart below shows the use breakdown of the
neighborhood. The evidence shows fifty-eight percent
(58%) of the neighborhood is designated as single-
family residential. Including single-family and multi-
family properties, 64% (379 parcels total) of the
neighborhood currently represents the residential use
make-up.
The parcel map to the right indicates the location of uses
in the neighborhood. Commercial and industrial properties are located adjacent to the White River or along the 8th Street rail corridor.
Open Space
18%Civic/Cultural
4%Industrial
7%Commercial
7%
Residential-
Duplex+
6%
Residential-
SF
58%
SW QUAD PROPERTY USE
PARCEL USE MAP (REFER TO APPENDIX FOR LARGER VERSION)
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Parcel Assessed Value
The assessed value for the Southwest Quad neighborhood varies widely. The range of the 2013
assessed values, as provided by the Hamilton County Assessor’s office, is $0 (city or not-for-
profit parcels) to $2,686,600 (industrial property). The median overall assessed value was
$60,300. As seen on the comparison chart below, the neighborhood property stock is below-
average in value. The chart compares the 2013 SW Quad median assessed value with the 2010
US Census data for Noblesville, Hamilton County, Indiana, and the United States.
If the data is segregated based on use, the median assessed value for residential properties only
(single and multi-family) would be $74,000.
The City of Noblesville or other governing agencies own 108 of the 620 parcels in the study area.
These assessed-free properties skew the data insignificantly. When removed, the neighborhood’s
median assessed value is $69,750.
The figures indicate the following quartile make-up:
Demographic indicators that may result from the low assessed value when compared with the
city/county/state would be: low-income families, poor property conditions, high vacancy, and
high crime rates. However, the following information generally indicates healthy occupancy and
property conditions.
Noblesville Hamilton County Indiana USA SW QUAD
Series1 $168,300 $214,400 $123,400 $181,400 $60,300
$0
$50,000
$100,000
$150,000
$200,000
$250,000
MEDIAN ASSESSED VALUE COMPARISON
Noblesville Hamilton County Indiana USA SW QUAD
$13,2001st Quartile
$60,300 (median)2nd Quartile
$83,9253rd Quartile
$83,926+4th Quartile
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Parcel Occupancy
Parcel occupancy was recorded during a walking
assessment in the summer of 2014. Parcels were
considered occupied if the property clearly had activity
on-site or if the property was serving its designed
purpose. Vacant parcels were recorded if the property
undoubtedly was vacant or showed signs such as
overgrown lawn, old phone books on porch, and/or
rubber bands around mailboxes. With this criteria
established, seventy-one percent (71%) of total parcels
were documented as active. The pie chart below, as well
as the map to the right, indicate occupancy information.
(Note: Parcels owned by the City of Noblesville are not
represented in the pie chart below. They were taken into
consideration to result in 71% active indicated above.)
The chart below compares the 2010 US Census data for
SW Quad Census Tract, Noblesville, Hamilton County,
Indiana, and the United States. Although below other
sectors, the SW Quad is within range of showing similar
homeownership rates.
Active
87%
Vacant
11%
Vacant/Boarded
2%
PARCEL OCCUPANCY
(NON-CITY OWNED)
74.10% 79.60%70.60% 65.50% 62%
Noblesville Hamilton
County
Indiana USA SW QUAD
HOMEOWNERSHIP RATE
COMPARISON
PARCEL OCCUPANCY MAP (REFER TO APPENDIX FOR LARGER VERSION)
PROPERTY CONDITION MAP (REFER TO APPENDIX FOR LARGER VERSION)
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Parcel Home Condition
The massing of active parcels, as demonstrated above, resulted in most properties being used as
designed. Active parcels typically lead to livable conditions. The walking assessment found that
87% of the parcels were classified as maintained with low-priority repairs needed. The sidewalk
visual analysis of a home’s conditions took into consideration the following criteria.
Designation of low priority if minor repairs such as painting, fence, door, or landscaping improvements were noted.
Designation of moderate priority if all of the above were indicated in addition to repairs needed for windows and/or siding.
Designation of high priority if all of the above repairs were noted in addition to structural and or roof repairs observed.
Fifteen properties were logged with a high priority for improvements. Opportunities for health,
safety, and welfare improvement are noted at the following parcels. A Parcel Home Condition
Map is attached in the appendix and shown on the previous page for reference.
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Sidewalk Condition In Front Of Parcel
As the planning team completed the walking assessment,
sidewalk conditions were documented in front of each
parcel. This documentation was based on the following
criteria:
New concrete
Minor cracks
Missing, spalling, and/or significant cracking
Trip hazard and/or non-existent
The map to the right and bar graph below indicate the
finding results from the assessment. This data
demonstrates the need for improved sidewalk conditions
for nearly half of the Southwest Quad neighborhood.
Parcel Tree Coverage
Tree coverage was chronicled based on mature trees/
adequate canopy coverage, young trees/ limited canopy
coverage, and no trees existent on-site. Seventy-three
percent (452 parcels) had adequate tree coverage
providing shade and shelter to properties, while 21% of
properties have no trees.
Keep Indianapolis Beautiful notes that trees “improve
the natural environment with their aesthetics, and they
help produce clean air and water. Research also shows
that trees help to reduce crime and foster more sociable
neighborhoods”. Much of the tree canopy is old growth.
To continue this healthy environment, replacement
strategies should be considered.
38%
14%
5%
40%
0%
10%
20%
30%
40%
50%
New Minor cracks Missing/
Spalling
Trip Hazard/
NA
INDIVIDUAL PARCEL
SIDEWALK CONDITION
SIDEWALK CONDITION ADJACENT TO
PARCEL MAP (REFER TO APPENDIX FOR LARGER VERSION)
SIDEWALK IN NEW/GOOD CONDITION
SPALLING SIDEWALK
POOR CONDITION SIDEWALK
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Parcel Historical Significance
In 1978 and 1992, the State of Indiana authored County Interim reports. These reports were used
to document historically significant properties. In addition, the planning team took into
consideration a potential for additional structures to become historically significant based on
architectural features. The following structures have been, or could be, designated as historically
significant:
The median assessed value of these parcels is $104,200, which is the top quartile of this
neighborhood. Refer to the appendix for a map showing parcels listed above.
The County Interim reports assess properties “in terms of their historical significance,
architectural merit, environment and integrity”. (County Interim report, 1990) The walking
assessment team, took a similar approach in documenting a home if it appeared older than 50
years and portrayed potential architectural significance features.
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Neighborhood Input The planning team facilitated three neighborhood meetings
during a period of three months. The purpose of the meetings
was to engage neighborhood residents and invested partners to:
1. Introduce the planning initiative and dialog about the
strengths, weaknesses, opportunities, and threats of/to the neighborhood.
2. Collect and encourage innovative ideas that make this
neighborhood unique by establishing goals and priority initiatives.
3. Report on findings and recommendations for positive
neighborhood investment and enhancement.
Meeting 1: Idea Generation At the first meeting, the planning team introduced the planning
effort with a visual presentation outlining data received.
Following the introductions, the nearly 50 attendees participated
in a SWOT analysis in an open discussion format. This
discussion serves as the foundation for the goals presented within.
STRENGTHS
Quiet People
Schools Neighborhood and
downtown history
Green space manicured Proximity to downtown
New sidewalks Walkable
Potential new park Individual investment
Tree frogs White River
WEAKNESSES
Mosquitos Homelessness
Overgrown and unmanaged
grass/lawns
Communication between
City and residents
Parking on sidewalks Sewage smell
Industrial odors Evening/open burning
Fast truck traffic Distressed homes
Playground cleanliness Property values
Lighting Theft
Road condition at RR
crossing
8th at Pleasant St.
intersection
Overgrown vegetation at
junk yard
Trash dumping (all sizes)
SWOT
SWOT (Strengths, Weaknesses,
Opportunities, and Threats) is a
common planning analysis tool
used to categorize input regarding
a specific topic. In this case,
neighbors and stakeholders
shared their ideas regarding the
SW Quad neighborhood.
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OPPORTUNITIES
Home repair programs Promote historic revitalization development
Repurpose vacant land Connect to the White River
Improve lighting New and/or improved sidewalks
Buffer RR Provide physical and programming
improvements to park
Passive recreation Rain gardens
Create a lake in flood area/vacant lots Community garden
THREATS
Lack of connection to downtown Noblesville
and White River
Creation and management of public nuisances
Crime Property deterioration
Flooding Truck traffic
Visitors dumping trash City infrastructure condition
Meeting 2: Goals and Priorities
Seventy-five attendees reviewed a series of draft goals and action strategies that were based on the
information shared at the first meeting. After the presentation, attendees broke into smaller
groups to discuss the topics indicated below. Participants also indicated their priority preference
for each of the goals and strategies shared that evening by posting colored dots next to each of the
goals and strategies. The results of this neighborhood gathering formed the importance of
partnerships and action steps assigned to each goal.
Information Sharing Stations Information sharing stations were posted around Gathering (the meeting place) to allow for small
group discussion around specific topics. Each station had a representative with knowledge of the
topic at-hand. In addition to City representatives and professionals at each station, printed
resources were available to share information and encourage dialog.
“I’VE LIVED IN THIS
NEIGHBORHOOD FOR FORTY YEARS
AND WE’VE NEVER HAD
CONVERSATIONS LIKE THIS
BEFORE.”
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Neighborhood Investment
Representatives from the Noblesville Trustee
office, REModel (a neighborhood business),
HAND, and Habitat for Humanity shared
information about ways to initiate neighborhood
investment. Attendees were asked to share what
“neighborhood investing” meant to them. The
word chart to the right represents a summary of the
key words shared in all conversations. Most
discussions revolved around the necessity of
financial resources, partnerships with people,
making physical improvements, and creating
economic progress.
Mobility, Streets, and Connections
The City of Noblesville Street and Planning
departments were prepared to share information on
Indy Connect’s Green Line plans, trail
improvements, and street infrastructure. Website
links to this information are shown in the box to the
right.
The Sidewalk Assessment map, attached in
Appendix, was shown in large-format. Attendees
mostly agreed with the condition of the sidewalk
noted. In recent years, the City installed new
accessible ramps at many corner intersections in the
neighborhood. These improvements have improved
mobility; but due to the condition of many
sidewalks, it is difficult to continue from the
improved intersection. Most discussion at this
station focused on sidewalk conditions.
During the presentation, the planning team shared
the status of a potential east/west connection over
the White River. Currently the Hamilton County
Highway Department has engaged a transportation
planner to study an additional connection over the
White River. Hamilton County’s population is
projected to grow over 40% by 2050 (refer to map
on subsequent page). The drastic growth in the
County will bring additional demands on current
infrastructure. It is for this reason the County is
studying the options for an additional bridge.
Indy Connect
www.indyconnect.org
Noblesville Multi-model Hub
Preliminary Plan
tinyurl.com/NoblesvilleGreenLine
Midland Trace Trail
tinyurl.com/MidlandTrace
Riverwalk
www.cityofnoblesville.org/parks
SW Quad Sidewalk Assessment
www.cityofnoblesville.org/planning/
SWQuad
Links indicated above are current as of the
report publication date. Contact the Noblesville
Planning Department if links are broken or
appear out-of-date.
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Because the County is just getting started in their planning
process, there is nothing else to report at this time. The City
Engineering Department has a representative on the planning
committee. This representative will be charged with sharing
information when available.
The Station team shared the preliminary plans for a potential
transit hub at the County parking lot, south of Conner Street.
Attendees were positive about the potential of having another
mode of transportation and having the opportunity connected to
their neighborhood.
Environment and Beautification
Stationed at the Environment and Beautification table were
representatives from the City of Noblesville Planning,
Engineering, Utility, and Parks departments—in addition to the
City’s Floodplain Manager.
In addition to the floodplain information sharing, conversations
concentrated on improvement opportunities along 8th Street.
The following represent the key highlights for the discussion.
8th at Pleasant and Maple mobility—it is very difficult to
turn left on to 8th Street.
8th Street pavement condition is rutted, creating a concave
shape. This condition generates opportunities for flooding during rain events.
Constructing a bike trail or lane on the west side of 8th Street, parallel to the train tracks. Another suggested adding sidewalks along the west side of 8th Street.
Homeowner improvements on both sides of 8th Street due to high visibility for those experiencing 8th Street.
Consider landscape beautification efforts to buffer the train tracks along the west side. A landscape buffer was also suggested around Lusco properties.
The police response time for the Southwest Quad is perceived to be slow.
Improved night visibility on 8th Street near the railroad track switch.
SOURCE: INDIANA BUSINESS RESEARCH
CENTER, KELLEY SCHOOL OF BUSINESS,
INDIANA UNIVERSITY, SPRING 2012
NEW & OLD FLOOD HAZARD
MAP (REFER TO APPENDIX FOR LARGER
VERSION)
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History and Community Engagement
Vision Noblesville, the Hamilton County Historian, and a local realtor shared stories and history
at this station. This table had a variety of historic documents for attendees to view. The
conversations in this small group turned into a general neighborhood discussion around the points
noted below.
What to call this neighborhood? Most said they call it “Old Noblesville” or the SW Quad. None had heard of Johnstown or Prairie Plum (original names of the area).
Housing o Several families were interested in funding for home improvement opportunities. It
was suggested that funding should be provided to low-income and moderate-income
families. o There is a need in Noblesville for affordable housing and this neighborhood serves
some of that need.
o Neighbors were interested in who the significant property owners were in terms of quantity. There was curiosity if a large corporation was buying up houses. This is not the case.
o There seems to be an abundance of rentals in the neighborhood. Census data of all parcels reveals the neighborhood to be within range of other comparisons, as noted in
the Analysis Section. Further research would need to be done to determine the rental vs. homeowner ratio based on active occupancy versus considering all parcels in the neighborhood.
Alley infrastructure needs improvement.
Industrial neighbors create several nuisance issues for residents. Such as: o Trash removal scheduled for the middle of the night. o Mechanical units create vibrations and the low frequency humming sounds.
o The smell of processing is noticeable and irritable.
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Priority Documentation The final interaction point at the second meeting was a ‘priority marking’ station. This station
had the nine goals posted with potential action strategies. Each attendee was asked to place a dot
next to each goal/strategy based on the priority for each individual participant. Individuals
selected red dots for high priority, blue dots for medium priority, and green dots for low priority.
The spreadsheet below and on the following page represent the results of the dot exercise. The
color red represents high priority and green represents low priority based on the count of votes
received in each priority category.
The lists below and on the next page represent a complete list of goals and action items built out
of the first meeting dialog. The priorities established by the participants at this second meeting
determined the goals detailed in this report. In addition to these two pages, a full list of original
goals can be found in the appendix. High priority goals and action strategies are detailed in this
report, in the following section.
NEIGHBORHOOD PRIORITY GOALS
Based on neighborhood input, the goals that focus on safe movement, investment, and creating
connections are the most desirable. Refer to the following section for a description of each goal,
along with associated action strategies.
Priorities for each of the action strategies is noted on the following page. The top five action
strategies shown below will require partnerships with community and governing organizations.
Goal
No. GOALS High Medium Low
3 Increase safe movement in the neighborhood 32 9 5
2 Facilitate investment in the neighborhood 31 5 11
1 Capitalize on the strong proximity to downtown Noblesville and White River by creating connections 20 5 1
4 Create a sustainable environment that encourages green infrastructure 19 11 10
8 Initiate neighborhood beautification projects 13 5 6
7 Improve the environment to create a healthier neighborhood 10 5 2
9 Participate with the City and County 10 6 0
6 Embrace the uniqueness of the SW Quad 9 4 3
5 Encourage social connectivity 5 8 0
PRIORITY
HOME-OWNER REPAIR
STREET LIGHTING
YARD MAINTENANCE
SOUTHSIDEPARK
ENGAGE IN COUNTY BRIDGE
PLANNING
TOP 5 PRIORITY NEIGHBORHOOD REVITALIZATION STRATEGIES
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NEIGHBORHOOD PRIORITY ACTION STRATEGIES
Goal
No. ACTION STRATEGIES High Medium Low
2.3 Initiate home-owner repair programs 9 0 2
3.2 Improve street lighting on signature neighborhood streets 9 1 1
4.3 Work with private landowners eliminate overgrown and unhealthy plant 9 3 1
8.2
Study potential improvements for the Southside Park; trail to river, picnic areas,
increased programming, places to sit 9 1 0
9.2
Engage in the planning process for the potential addition of a(n) east/west bridge
over the White River and mass transit projects 9 0 0
1.1
Physically connect to shopping and dining areas of downtown via improved
sidewalks, enhanced streetscape, and signage. 8 0 1
1.2
Create a multi-use path that connects the neighborhood to the White River and
other City assets 7 2 0
2.4 Promote historic revitalization development 7 0 0
7.1 Find creative solutions to manage nuisances 7 0 1
2.5 Encourage revitalization of distressed homes and homes for rent 6 1 3
3.1 Study alternatives to manage traffic at 8th Street and Pleasant 6 2 0
4.2 Manage stormwater by creating rain gardens in strategic locations 5 1 2
3.3 Create new and/or improve sidewalk conditions. 4 0 1
3.4 Work with area businesses to create safe traffic movement 4 1 0
3.6 Assess parking availability for the area 4 1 1
5.1 Create passive recreation opportunities 4 1 0
6.3 Explore neighborhood branding and focal point opportunities 4 0 1
1.3
Connect and embrace the art initiatives adjacent to the neighborhood to provide
cultural experiences for residents. 3 1 0
2.1
Offer a diverse and affordable housing stock attracting young professionals,
families, and seniors. 3 0 2
2.7 Maintain vacant land to meet City ordinances 3 1 1
3.7
Communicate with the Railroad Company to improve railroad crossing pavement
conditions and elevations 3 2 0
4.1 Repurpose vacant land 3 5 2
6.2 Create a regular celebration for the neighborhood’s uniqueness 3 1 1
1.4 Create safe access points to the White River near the neighborhood 2 2 0
2.6 Build enthusiasm among neighborhood investors 2 0 1
3.5 Enforce existing laws to eliminate parking on sidewalks 2 2 2
4.4 Encourage the planting of native species 2 2 5
6.1
Gather current histories on the area, update and distribute within the
neighborhood 2 3 1
7.2 Enforce weed and lawn regulations 2 2 1
8.1 Engage partners to leverage funding and volunteers 2 0 1
8.4 Soften land use transitions between existing divergent uses and proposed 2 0 1
2.8 Reinvest in Southside Park to diversify amenities and programs 1 1 1
5.2
Create opportunities for neighborhood residents to interact and congregate at
Southside Park 1 7 0
7.3 Improve Southside Park playground cleanliness 1 3 0
9.1 Share City plans on how the floodplain land will be used/repurposed 1 3 0
2.2 Ensure an equitable approach to new development types 0 2 1
8.3 Beautify or otherwise buffer the railroad tracks 0 4 4
9.3 Participate in planning efforts studying improvements at Southside Park 0 3 0
PRIORITY
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Meeting 3: Plan for Action
The purpose of the third neighborhood meeting was to transition neighbors from influencing the
planning effort and learning to driving action. The Planning team gave an overview of the
Revitalization Plan, detailing the top four goals that were a priority to the neighborhood.
Attendees were given the opportunity to fill out an Action Team Questionnaire asking them to
sign-up as a ‘Neighborhood Liaison’. This form was also emailed to all previous attendees in
quest for additional participation in future neighborhood revitalization developments.
Seventeen people completed the
questionnaire at the meeting. The
results indicate that eleven people
will serve in 2015 as a
Neighborhood Liaison. In
addition, interest areas were
selected by numerous individuals.
Input also included suggestions
regarding an additional
partnership with the Rocky
Mountain Institute for
potential neighborhood
investment and providing
energy efficient
opportunities. The
Noblesville Preservation
Alliance or the housing
partners would be the ideal
institutes to initiate a
partnership with the Rocky
Mountain Institute.
A new series of meetings
were also introduced at this
meeting. The new series of
meetings will focus on
making action happen and
will be hosted by Vision
Noblesville. The hope is to
empower neighbors to stay
engaged and drive projects
towards completion.
Downtown connections – 5 people
Safe movement – 7 people
Social connectivity – 5 people
City/County planning – 11 people
Investment – 7 people
Environment – 9 people
Beautification – 7 people
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Neighborhood Revitalization Goals and Strategies
Organization Strategy
The following section is organized based on the goal sheet
numerical order with a nod towards the goal’s focus on
people, place, or policy. These three categories hone in on
the topic of each goal as each outlines action strategies and
partnership links.
(1) Capitalize on the strong proximity to downtown Noblesville and White River by creating connections
1. Physically connect to shopping and dining areas of downtown via improved sidewalks, enhanced
streetscape, and signage. Detail
The strength of this action item is that, if enacted, it fills the physical and visual gaps between the neighborhood and downtown. Although the neighborhood is within
the 5-minute walking distance to downtown, the dominance of moving cars and trains in and out diminishes the possible connections between the two
areas. Solutions to this problem could include:
adding a sidewalk west of the railroad tracks on 7th and/or 8th Streets, south of Division Street,
PEOPLE
•Homeowners
•Renters
•Neighbors
•Community Stakeholders
•City Leadership
PLACE
•Home and business structures
•Parks
•Streets & sidewalks
•Physical connections
POLICY
•City laws and policies
•Neighborhood regulations & guidelines
•Neighborhood Planning
DOWNTOWN
SO
UT
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T Q
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if a sidewalk is not feasible due to the railroad tracks, consider, improving existing sidewalk
connections and condition within the neighborhood that lead residents to downtown,
creating a shrub or garden buffer in the green space between the railroad and 7th Street, in
coordination with railroad clearance guidelines,
adding streetscape along 8th Street to visual connect the area and physically separate the
vehicular and pedestrian activities, and
if a neighborhood brand is established, consider communicating that brand on street signage and
linking to downtown assets. Priority
High Partner(s)
City of Noblesville Keep Noblesville Beautiful Noblesville Main Street
Nickel Plate Arts
Path to Success 1) Initiate feasibility and engineering study to install
improved pedestrian connections between SW Quad
and Downtown. 2) Continue to communicate with City Council and City
leadership regarding the neighborhood’s desired
priority.
2. Create a multi-use path that connects the neighborhood to the White River and other City assets
Detail One of the most unique aspects of this neighborhood is the potential to connect to the White River and its ability to
link many other neighborhoods south and east of downtown to the river. Best practices, and the Noblesville Alternate Transportation Plan- Noblesville People Trails plan,
suggest a 12ft. wide multi-use path. A potential new location of a path should be studied in relationship to
FEMA regulations on new construction in flood hazard areas, the new Midland Trace Trail extension, and available public right-of-way. The potential new path should meet
the objective of connecting the neighborhood to the White River, but also the surrounding neighborhoods.
NOBLESVILLE ALTERNATIVE
TRANSPORTATION PLAN DASHED LINE: PLANNED FUTURE PURPLE: EXISTING TRAIL
NOBLESVILLE ALTERNATIVE
TRANSPORTATION PLAN, PG. 39
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Ideally this new multi-use path would connect into the existing Alternate Transportation Plan for trails. The new path should attempt to connect the existing path on Pleasant
Street (east of 8th Street), Southside Park, and the soon-to-be Midland Trace Trail west of the sewer plant.
Priority
High
Partner(s) City of Noblesville
Upper White River Watershed Alliance Indiana Recreational Trails Program
Path to Success 1) Initiate an engineering study to establish best route alternatives and project cost
options. 2) Reach-out to partners to determine potential funding opportunities. 3) Continue to communicate with City Council and City leadership regarding the
neighborhood’s desired priority.
3. Connect and embrace the art initiatives adjacent to the neighborhood to provide cultural experiences for residents.
Detail Noblesville has a burgeoning art scene. The proximity of the art venues to this neighborhood is worth noting. Within a 5-minute walk area from the northern edge of
the SW Quad are the following art organizations:
Nickel Plate Arts
Hamilton Council Art Center
Hamilton County Artist Association
Noblesville Cultural Arts Commission
Nickel Plate Arts mission is to connect communities to art. This organization has the capacity to program specific art initiatives that link, engage, and connect to the SW Quad. Providing cultural experiences are important in creating a diversity of learning
opportunities. Connecting to the local art scene is a wonderful learning and cultural experience the neighborhood can capture.
Priority
Medium-Low
Partner(s) Nickel Plate Arts
Hamilton County Art Center
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Hamilton County Artist Association Noblesville Cultural Arts Commission
Path to Success 1) Establish a Neighborhood Champion to connect with
arts organization and organize ways for all to connect and celebrate local art talent.
(2) Facilitate investment in the neighborhood
1. Offer a diverse and equitable housing stock attracting young professionals, families, and seniors. Detail
This strategy is directly correlated with the 2013 PLANoblesville (Comprehensive Plan), under the Housing and Neighborhoods section. The Comprehensive Plan goal
summarizes that a sustainable neighborhood is one that is “environmentally, socially, and economically stable”. The
SW Quad is in a great position to offer neighborhood sustainability by encouraging a diverse housing stock. When properties become available for investment,
considerations should include single-family, single-family for elderly, and small scale multi-family.
As development opportunities approach the neighborhood, consideration should be made for affordable housing that serves all demographics. This neighborhood currently
offers affordable housing options for Noblesville families and should continue to do so. Additional opportunities for
equitable development could include transit-oriented development near the County parking lot, east of the White River, and local retail along 8th Street.
The map to the left shows vacant land and/or building locations, which present nodes of opportunity. Most lots
are located within the undevelopable flood hazard area. However, several clusters of opportunities for development
are located on:
Mulberry Street, west of 5th Street
Plum Street, east of 5th Street
Chestnut Street, east of 5th Street
South Street, east of 7th Street These primary clusters should be the first areas of focus for new equitable development.
NEIGHBORHOOD INVESTMENT
AREAS
MULBERRY STREET
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Priority
Medium-Low
Partner(s) Property Owners
Developers Community Developers (Habit for Humanity and HAND)
Community Realtors City of Noblesville
Path to Success
1) Connect with individual property owners regarding future plans of land. 2) Property owners connect with developers and builders to discuss investment
opportunities 3) Coordinate with the City to leverage investment.
2. Initiate, support, and partner on homeowner repair programs. Detail
Homeowner repair programs traditionally have served as a catalyst for neighborhood revitalization. Several homeowner repair programs are available in Hamilton County through independent not-for-profits and organizations that seek and distribute
Community Development Block Grant funding. Connecting homeowners with these funding sources will result in a concentration of homeowners embarking on repairs on
their personal property. This activity often leads to a greater feeling of ownership, neighborhood pride, and authorship of the neighborhood’s destiny.
Priority
High
Partner(s) Habitat for Humanity
A Brush with Kindness Rhett Cecil 317-896-9423
HAND, Inc. Helping Hands
Nate Lichti
317-674-8108 Noblesville Housing Authority Hamilton County CDBG Program
Troy Halsell 317-773-5110
Path to Success 1) Partners to communicate with property owners regarding funding programs
available.
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2) City to communicate with property owners regarding health, safety, and welfare regulations.
3. Promote historic revitalization development.
Detail
Thirty-one homes were noted as being, or having the potential to be, historically significant. When assessed, all of these homes were occupied and in good condition.
Even though the private residences were in good condition, a few properties had poor sidewalk conditions in front of their homes. Given the good condition of these private residences, it is important to elevate their presence on the block. As revitalization efforts
progress in the neighborhood these properties will serve as a testament to worthy preservation methods and maintenance.
Moving forward, additional/potential historic homes should be documented to establish candidacy for rehabilitation. Signature historic structures create cultural richness for the
neighborhood, in addition to helping preserve real estate values. Preserving historic housing stock, outside of the flood hazard area, will be key to
reaching this revitalization strategy. Priority
High-Medium
Partner(s)
Property Owners Noblesville Preservation Alliance
Keep Noblesville Beautiful Hamilton County Master Gardeners Serve Noblesville
Noblesville Library Path to Success
1) Inventory additional homes that could be considered historic. 2) Establish rehabilitation funding mechanisms.
3) Connect historic property owners with Noblesville Preservation Alliance to establish and continue preservation best practices.
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4. Encourage revitalization of distressed properties and private property maintenance.
Detail Investment in private real estate is a cornerstone element to establish and maintain a healthy
neighborhood. Property values are established based on the improvements and condition of
individual property, as well as the surrounding properties. The neighborhood assessment completed, as a part of this study, took into
consideration visual cues of condition from the street. Properties that were noted to be moderate or high priority for improvements should serve as
the first priority for property-owner initiated revitalization projects.
Revitalization strategies for properties would include: roof repair, window and siding
replacement, exterior painting, landscaping, and yard clean-up. The map to the right indicates the flood hazard limits, properties assessed below the
median assessed value, and vacant land/building parcels. Based on assessed value and vacancy,
these properties signal the need for revitalization improvements.
As a good neighbor, commercial and industrial businesses should consider buffering techniques in addition to façade and/or property improvements.
Properties should also be maintained to minimize health and safety concerns. The City of
Noblesville requires grass to be maintained shorter than six inches tall. In addition, invasive plants
and weeds are also regulated. If properties are not being maintained, violations should be reported to the Planning Department at (317) 776-6325.
A Grass Maintenance Guide can be found at: http://www.cityofnoblesville.org/egov/
documents/1406304163_64863.pdf
Priority Medium
BLUE LINE AND GREEN FILL: FLOOD HAZARD
LIMIT/AREA
WHITE PARCELS: PARCELS ABOVE MEDIAN AV
BLACK/RED/GREY: PARCELS BELOW MEDIAN AV
RED AND GREY PARCELS: VACANT LAND OR
BUILDING
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Partner(s)
Property Owners City of Noblesville Keep Noblesville Beautiful
Serve Noblesville Noblesville Preservation Alliance
Habitat for Humanity HAND, Inc. Noblesville Housing Authority
Path to Success 1) Establish a Neighborhood Champion to connect neighbors to resources to make
homeowner repairs and/or maintain properties. 2) City agencies to connect with property owners to share health and safety standards
for the community. 3) Consider a quarterly dumpster weekend where residents have free access to a
dumpster.
(3) Increase safe movement in the neighborhood
1. Study alternatives to manage traffic at 8th Street and Pleasant Street
Detail The City of Noblesville compiled existing traffic
information for significant thoroughfares in the City. The average daily traffic count on 8th Street between Conner and Christian was 12,500 in 2002. Nearby, the average daily
traffic count between 10th Street and SR 37 on Pleasant Street was almost 11,000 on 2012. New traffic counts should be determined to establish the safest traffic
management mechanism. An intersection with nearly 25,000 daily cars may need to be modified.
Priority Medium
Partner(s) City of Noblesville
Hamilton County Highway Department
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Path to Success 1) City to initiate a traffic study for the 8th Street
corridor to determine best traffic management
practices that support the current demands.
The study should also consider
reclassification of 8th Street.
2. Improve street lighting on signature neighborhood streets.
Detail With most of the SW Quad sheltered under a mature tree canopy, the neighborhood is wrapped
in darkness once sun sets. Increased street lighting will improve the actual and perceived
safety in the neighborhood. Study-after-study shows that improved street lighting reduces crime. Currently, most crime in the area is property
related. Best practices in street light consider efficient electricity usage, light distribution, improved safety and transportation, and aesthetic
value. Future street lights should take these factors into consideration.
Priority High
Partner(s) City of Noblesville
Path to Success 1) Initiate an engineering study to improve
lighting in neighborhood. The study should consider the cost of the project installation,
usage, and cost benefit as a result of reduced crime to determine the return on investment.
2) Continue to communicate with City Council
and City leadership regarding the neighborhood’s desired priority.
SIDEWALK IMPROVEMENT AREAS
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3. Create new and/or improve sidewalk conditions. Detail
Providing safe pedestrian networks in the neighborhood is important. Within the neighborhood there is approximately 33,000 linear feet of street. Roughly half of the streets have
sidewalks in good condition. The streets shown to the right have no sidewalk or are in need of repair. Residents indicated
that many families walk on the street. This may be because of preference or the lack of sidewalk. As infrastructure improvements are considered, a comprehensive approach would
be best. This would take into consideration walks, curbs, and parking.
Priority Low
Partner(s) Property Owners
City of Noblesville Path to Success
1) Develop a sidewalk infrastructure improvement and allocation plan that includes construction development and
budgets. 4. Work with area businesses to create safe traffic movement.
Detail Area businesses create a steady traffic flow during hours of operation. The traffic pattern is east/west towards 8th Street
from the business location. As these businesses continue to operate, it is important to build a community-minded relationship. Consideration should be made to establish a
traffic pattern that meets business and neighborhood needs.
Priority Medium-Low
Partner(s) Area Businesses City of Noblesville
Path to Success
1) Establish a Neighborhood Champion to serve as the point person for neighborhood businesses to communicate.
2) Meet with area businesses to share neighborhood traffic
concerns.
COMMERCIAL AND
INDUSTRIAL PARCELS
PARKING
8T
H S
TR
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5. Assess parking availability for the area. Detail
Parking capacity is a concern for the neighborhood. Currently, residents park in a drive-way (if available), on the street, on their lot, or on the sidewalk. If sidewalks are added in the neighborhood, this would eliminate current parking areas. The small, narrow lots in
the neighborhood create the need to park off-parcel. As (if) infill development occurs, parking needs should be considered.
Priority Medium-Low
Partner(s) Property Owners
City of Noblesville
Path to Success 1) Complete a parking analysis when/if new construction occurs in the neighborhood. 2) Complete a parking analysis with right-of-way improvements.
(4) Improve the environment to create a healthier neighborhood
1. Repurpose vacant land outside the designated Flood Hazard Area. Detail Reimagining the purpose of vacant land outside
the designated Flood Hazard Area can serve as a catalyst for distinguishing the neighborhood as a safe and thriving place to live. The thought of
repurposing can be long-term (as mentioned in Goal 2) or short-term. Short-term or temporary
repurposing can include: community garden, art sculptures, block-party location, open lawn play, and so on. Capturing short-term opportunities to
establish the neighborhood as a thriving place will lead to advanced partnerships and investment.
Another option to repurpose vacant land would be to further enhance the neighborhood’s tree canopy.
Priority Medium
Partner(s) Property Owners
Area Businesses Developers
Gathering
‘THE LOT’ IN DETROIT. TEMPORARY ART &
GATHERING.
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Keep Noblesville Beautiful Hamilton County Master Gardeners
Arts Organizations Serve Noblesville City of Noblesville
Path to Success
1) Connect with individual property owners regarding future plans of land. 2) Property owners connect with partners to discuss opportunities 3) Coordinate with the City and other partners to leverage investment.
2. Manage stormwater in strategic locations.
Detail Half of the SW Quad sits above the flood hazard line. It is also within the route of all hard surface runoff that is not directed to underground stormwater sewers. The
neighborhood has several corners where water ponds in rain events. Stormwater can be managed in strategic locations by creating rain gardens, increasing sewer grate sizes, and/or adding a curb and gutter system.
Priority
Medium Partner(s)
City of Noblesville Path to Success
1) Clean street stormwater sewer grates. 2) Initiate a stormwater runoff study to determine best management practices.
3. Work with private landowners to eliminate overgrown and unhealthy plant materials. Detail
As noted in Goal 2, the City of Noblesville requires grass, invasive plants, and weeds to be maintained to increase health and safety. Overgrown and invasive plant materials present several risks that can be eliminated when properly maintained. The risks include
the creations of: fire hazard, rodent habitat, hide-out or unwanted activities in sheltered/unseen areas, unsightly adjacent property- lowering neighboring property values, and native plants unable to prosper.
If properties are not being maintained, violations should be reported to the Planning
Department at (317) 776-6325. Priority
High Partner(s)
Neighbors Keep Noblesville Beautiful
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Serve Noblesville City of Noblesville
Path to Success 1) Connect with individual property owners
regarding property condition. 2) Report violations.
3) Coordinate with partners to leverage
property improvements and maintenance.
4. Find creative solutions to manage nuisances. Detail
Public nuisances defined in the Noblesville code include irritants that affect the health, morals, decency, peace, and safety of the community.
Several nuisance issues noted at the public meetings include; odors, disturbance of sleep, and mosquitos. Solutions to these issues begin
with communication and creative problem solving. Often businesses and residents don’t
realize an issue until being flagged. Once informed, find creative solutions to resolve concerns. Building relationships is key to this
action succeeding. Priority
High-Medium
Partner(s) Property Owners Area Businesses
City of Noblesville Path to Success
1) Establish a Neighborhood Champion to communicate nuisance concerns with the City and property owners.
2) Communicate with ‘nuisance creators’ of potential violations and neighborhood
concerns.
GREEN SPACE IN FLOOD HAZARD
AREA DARK GREEN: CITY OWNED
BLACK: PRIVATE VACANT LOT
LIGHT GREEN: ACTIVE PARCEL WITHIN FLOOD
AREA
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(5) Encourage social connectivity
1. Create passive recreation opportunities.
Detail The SW Quad is located in a quaint area of Noblesville. It is no wonder the
neighborhood is filled with families. The map to the left indicates the green space near the river. With approval of property owners, these parcels could be used for passive recreation. Opportunities may include: gardening, neighborhood clean-up initiatives,
hikes through wooded areas, or walks through the neighborhood and soon-to-be Midland Trace Trail. Another opportunity may be to initiate a Historic Homes Tour highlighting the historic assets of the neighborhood.
Priority
Medium-Low Partner(s)
Property Owners Keep Noblesville Beautiful
Path to Success 1) Establish a Neighborhood Champion to organize activities.
a. Consideration given to documenting the uniqueness of the SW Quad Neighborhood. Documentation may be through partnership with the Noblesville Preservation Alliance and/or systems like ‘Story Map’ (an
online mapping program). 2) Coordinate with property owners regarding proposed activity and permission.
2. Create opportunities for neighborhood residents to interact and congregate at Southside Park. Detail
Intentional gatherings of neighbors builds community. Initiate annual celebrations/ gatherings at Southside Park, or other neighborhood places, to engage and meet
neighbors. Improvement projects to support this effort would be to provide amenities at the park that support large gatherings.
Priority Medium
Partner(s) Property Owners
Vision Noblesville HAND Gathering
Path to Success 1) Establish a Neighborhood Champion to organize events.
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2) Communicate with the Noblesville Parks Department to increase programming at the
park.
3. Create a regular celebration for the
neighborhood’s uniqueness. Detail
Building on the action strategy just noted, annual neighborhood celebrations build community and provide an opportunity to just have fun with
neighbors. A neighborhood celebration may be a picnic in the park or a non-traditional porch celebration featuring local musicians and artists.
Priority
Medium-Low Partner(s)
Property Owners Gathering
Path to Success 1) Establish a Neighborhood Champion to
organize events. 2) Plan a spring 2015 event to continue the
networking and revitalization communication.
(6) Initiate neighborhood beautification projects
1. Study potential improvements for the Southside Park; trail to river, picnic areas, increased programming, and places to sit.
Detail Southside Park has a tremendous opportunity to serve as a signature downtown park. A park
master planning effort should begin that creates specific park improvements and programs that
serve the area. This planning effort should include Southside Park and the surrounding city-owned properties.
Priority High
Partner(s)
Noblesville Parks Department
SOUTHSIDE PARK AERIAL
8TH STREET RAILROAD TRACKS
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Path to Success 1) Communicate with City Council and leadership regarding the priority of this
initiative to the neighborhood. 2) Use the park and participate in events at the park that exist today. 3) City to initiate a park planning study to understand potential improvements and
budgets.
2. Beautify or otherwise buffer the railroad tracks. Detail The railroad tracks are the constant reminder of why this neighborhood was founded.
Remnants of a thriving industry surround the neighborhood. Currently the railroad’s open exposure along 8th Street presents several safety risks. In an effort to mediate those risks, landscape buffers could be installed outside of the railroad right-of-way. The
railroad company tightly controls the right-of-way and will likely not allow beautification improvements within its property. Therefore, beautification efforts should take place just
outside of the jurisdiction of the railroad company. Priority
Medium Partner(s)
City of Noblesville
Path to Success 1) Determine what streetscaping methods would be best in this small space. 2) Communicate with Railroad Company the desire to improve the urban environment
surrounding its property.
(7) Participate with the City and County
1. Engage in the planning process for the potential addition of a(n) east/west bridge over the
White River and mass transit projects. Detail
Currently, Hamilton County is conducting a transportation feasibility study to determine if an east/west connector over the White River is needed/viable. Dependent on this study’s findings, engage in future planning processes with the County and City to the
share neighborhood’s thoughts and concerns. This is a perfect opportunity to get engaged early since the planning process has not yet begun and there are other options to create an east/west connection over the White River
Priority
Medium Partner(s)
Property Owners Hamilton County leadership Hamilton County Highway Department
City of Noblesville
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Path to Success 1) Establish a professional involved with the planning process to serve as the
neighborhood liaison for this study. 2) Communicate with City and County leadership regarding the neighborhood’s
continual interest.
2. Participate in planning efforts studying improvements at Southside Park.
Detail Southside Park is an under-utilized park asset. As the City Parks Department begins to plan for potential improvements, engage in the process. Participation in the planning
initiative will assure the neighborhood’s input is considered. Priority
Medium
Partner(s) Property Owners Noblesville Parks Department
Path to Success 1) Participate with the City as the Planning Department establishes land use goals for
the vacant property owned by the City of Noblesville in the floodplain.