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?