Are New Downtown Developments Good For Old Town Noblesville?

The Village At Federal Hill is set to break ground in 2022

I see folks on social media claim new high-rise apartment buildings are “destroying downtown Noblesville.”

 

I disagree.

 

Some eight years ago I was guest speaker at a local civic group. Asked to name the biggest change I’d seen while living in Old Town, I answered that because of rising population, rising economic activity, and increased traffic, it was becoming less a small town environment, like Tipton or Lebanon, and more an urban environment, like Fountain Square. 

 

That didn’t’ go over well. A Noblesville Common Council member in the crowd scoffed that traffic congestion in Old Town was no different than when he was a teenager in the 1980s. That astonished me. The next day I called the Indiana Department of Transportation and got 30 years of traffic counts for Conner and 10^th streets. The data showed a nearly 300% rise in traffic since the late ‘80s.

 

Perceptions have to meet reality.

Village At Federal Hill looking west. Conner St. is at left and
existing amphitheater green space is out of view to the right.
The existing playground remains in middle of this rendering.

 

I’m fine with Old Town’s increasingly urban environment. Two years from now when four more planned apartment complexes are complete, any debate on the topic will be over.

 

I was the first president of Noblesville Main Street back in the early ‘90s. Main Street is an economic development entity that works to revitalize historic downtowns. At Main Street’s founding, we got a year of consultation from experts on that very subject thanks to the National Trust of Historic Preservation. They examined Noblesville back then and made two big observations.

 

First, Noblesville was developing a surface “parking doughnut” around downtown, an asphalt desert between commercial and residential Old Town. They warned that this tends to destroy downtowns, that people don’t like to move through an ugly, barren environment to get to a pleasant destination. The pleasant destination will just wither. No one in power listened at the time. The City, the County, a law firm, and a developer all torn down historic structures and made more ugly surface parking. So I’m thrilled now to see these asphalt deserts turned into something that can both increase population and intensify economic activity, which will help sustain downtown restaurants and retail and make for more compelling night life. 

 

Their second observation was that we Noblesville folk saw the river as the edge of downtown and should reimagine it as the middle. At the time, the Kroger strip mall was under construction. They argued Noblesville should have zoned the west side to work like the east side: buildings right up on the sidewalk, put parking behind, and add wide sidewalks along bridges to encourage pedestrian movement across the river–in other words, an urban environment. Instead, we let the Kroger mall, including the street width out front, be built like a suburban environment designed for cars.

The Bridge of Flowers, the brainchild of Dick Gordon, seeks to transform the new, wide Logan
Street sidewalk over White River into a lush, green connection between east and west downtown.

 

Those consultants were 100% right. And the current City leadership appears to be in the process of undoing that mistake. And I say ,“Hell Yes!”

 

With the construction of a new 3-building complex at Federal Hill, we lose a Wendy’s, a Mexican restaurant eyesore, and the parking area next to Federal Hill Park. Ninety five percent of the park’s green space will remain. The buildings will have apartments, garage parking, retail and offices. The City intends to narrow Logan Street there so it’s more like a neighborhood and less like a highway. Hopes are the Kroger outlots will get redeveloped and better fit what those National Trust consultants argued for 30 years ago.

 

I’ll admit, we’ve got a developmental tiger by the tail, one that might turn on us and our goals, but at the moment, that’s not what’s happening.

 

Do I wish the Levinson was one story shorter so it fit in downtown better? Yes. Do I wish the county had put two stories of their new parking garage underground so it wouldn’t loom over downtown? Yes. Do I wish the historic structures at 10^th and Clinton could have been restored rather than a new apartment building put in their place? Yes. But I’m tired of waiting for downtown to be transformed into a compelling, energetic place, so I’m not going to let the perfect be the enemy of the good.

 

Downtown projects have faced simmering resentments. On the morning
of the groundbreaking of the County's parking garage last May, this awaited.

Having said that, compromise isn’t limitless. The city needs a moratorium on the demolition of pre-1960 structures in Old Town. Most of the lovely homes and historic buildings we see now and love looked terrible at some point in the past 75 years, but they were reclaimed. Just because something looks bad today doesn’t mean it can’t be made beautiful. If we’d torn down everything when it looked bad, we’d be . . . well, Fishers or Westfield.

 

For those disheartened by these new developments, be prepared for 2022. There are more new buildings coming. If you see a surface parking lot in or around downtown, assume someone is planning to build something new.

 

 

 

 

What Could Noblesville Learn From Lancaster, PA?

Lancaster's war memorial, a Federal-style 

visitor's center, and Romanesque Central Market.

When I travel to dynamic towns, I keep my eye out for what makes them dynamic. What choices have these communities made that set them apart? What lessons could Noblesville learn?

For over 30 years I’ve chaired boards, sat on committees, restored homes, argued at board of zoning appeals and plan commission meetings, written hundreds of newspaper columns and blog posts agitating for a more exciting town, and along the way sold many hundreds of houses and businesses in my day job as a Realtor. Call me a “land-use nerd."

Because Lancaster, PA is so similar in population to Noblesville (at 59,000 people it’s about 5,000 less than us), and because it leans heavily on its historic past, as we do, it’s useful to see what works for them.

 

Lancaster is old–their oldest architecture a 100 years older than ours. And though slightly lesser in population today, it was a much bigger town in 1890 than Noblesville was. So their downtown commercial district is bigger, its historic buildings taller, its historic neighborhoods much bigger, it’s architecture more dramatic, and it’s urban sprawl a smaller percentage of the whole than ours. While we’re a suburban satellite town to a state capital , they’re just far enough away from Baltimore and Pittsburg they have to be a little hub of their own.

Early 1800s architecture in Lancaster, PA

My location as I write this offers an initial lesson. Lancaster has a Marriott Hotel and a modest convention center in the very heart of their downtown (out its front door is the view above) This brings convention business and tourists who feed an impressive expanse of shops and restaurants. That’s not beyond Noblesville’s ability. Gossip in development circles a couple years back said a boutique hotel was looking to locate in our downtown and there are a number of prime undeveloped locations on either side of White River to put one. The possibility of a hotel with an events center would be a game changer for the urban environment unfolding right now in Noblesville.  And with Grand Park in Westfield, Ruoff (Deer Creek) Music Center, Morse Reservoir, and White River, our own historic districts for wandering, there are plenty of reasons for regional tourists to spend a weekend in Noblesville.

For context, let’s restate reality: 18 months from now, thanks to large high-rise apartment buildings being built in downtown Noblesville, there will be at least 500 hundred more people living in our urban core, a number I believe could quadruple in the next 4 years as new projects are announced. Add to that some 60,000 square feet of office and retail space. Forget about what downtown Noblesville WAS. I’m thinking about what it WILL BE.

 

Dinner atop a 4 story historic building with a view of the city.

Lancaster is abuzz on Saturdays. They have the best produce market I’ve ever seen in a smaller city. You walk the stalls of a back-alley Victorian Romanesque warehouse choosing wares from Amish, West African, Polish, and Italian booths. Cured meats, donuts (the Long John is serious business here), gourmet coffee, butchers, cheese makers, pasta makers, pastries, breads . . . it’s all here. The surrounding alley’s have been bricked and tables and chairs abound where locals, and on the weekends, tourists relax here and also further out amid blocks of brunch spots and coffee shops. Outdoor restaurant and bar seating fills up first, so much so, some eateries who don’t have ground level room for outdoor spaces have created rooftop dining. There are 4 or 5 of these and it’s fabulous to dine overlooking the city. Think I’ve been to all but one of them.

Late Friday afternoon a corn hold game

begins on a rooftop bar as the parking 

garages start to fill up

There’s been some conflict in downtown Noblesville about creating expanded outdoor dining. The City wanted to do it by reducing street parking and widening sidewalks, but merchants pushed back. With 4 separate parking garages planned or underway within a couple blocks of the courthouse, parking in our downtown WILL change. In Lancaster folks can either parallel park on the narrow streets, pay in the hard-to-find surface lots, or park in multi-story garages–which they do. People keep telling me Noblesville folk won’t park in garages, but I can’t figure out what defect we have that prevents us from acting as reasonable people act in urban environments everywhere else I travel in American. Everywhere!

And those brick sidewalks? I’ve been told by past Noblesville city engineers that brick sidewalks just have to go, that they’re too dangerous and tend not to meet ADA mandates. Well please! Tell me why every other dynamic historic town I visit, like Lancaster, makes it work? Are they smarter or more hard working than us? Do they care less about the handicap? Of course not.

 

Our Hoosier defect might be nothing more than a curmudgeonly lack of vision. Noblesville’s Street Department has a massive stockpile of star bricks removed from sidewalks. Put ‘em back in the damn sidewalks and quit thinking up reasons why it won’t work!

Sidewalk bricks abound in Lancaster, but they 

don't have the beautiful star bricks we have.

Like Noblesville, Lancaster protects its historic resources (like those brick sidewalks). They appear to understand that it’s their trump card. Noblesville needs to double down on this and perhaps go as far as declaring a moratorium on demolition of pre-1970s buildings, (don’t quibble with my cutoff date. Mid-Century houses are all the rage), and taking action to encourage restoration of neglected older properties. There needs to be a review and protection process. Something more than homeowner whim.

Lancaster is not all rosy and clean. Walking a few blocks west of the bustling downtown, I smiled at an elderly shirtless man smoking in the doorway of an ancient, crumbling house on a street where fast food trash gathered against a stairway and weeds sprouted from cracks in the sidewalk. Here, blocks of low income housing with peeling paint and crooked gutters are found, made up of 200-year-old simple Georgian and Federal-style row houses bending this way and that along streets following colonial-era mule paths. Working your way clockwise north, surrounding streets reveal big ambitions not entirely realized. There are a couple blocks of art galleries and record stores, a couple more streets of wonderful restaurants, but here and there, empty buildings with “For Lease” signs. Further on the axis to the east you return to envious environs, tree-lined streets with stunning Victorian homes–Queen Anne, Italianate, and French Second Empire, all beautifully restored.

 

Like Noblesville, Lancaster has iconic American

streetscapes filled with shops and restaurants.

Low-income housing remains a challenge for Noblesville, too. Thankfully, we don’t have large neglected zones meant to house those struggling financially, but we do need more affordable housing and as our downtown gentrifies, the challenge will mount. Rather than ranting at Help Wanted signs, “People don’t want to work!” perhaps consider that the folks qualified to take that job can’t afford to live in our town. Lancaster and Noblesville, each in their own way struggle with low-income housing, as our entire nation does.

I am proud to be a Hoosier, but just as I can recognize my personal faults, I recognize those of the place I come from. I worry the Hoosier mind set is our biggest enemy in city building. We’re so used to the old stereotype of Indiana being a backwater, fly-over state, do we carry the cancerous germ of belief that while we’ll vacation in great places, our own towns can’t compete?

 

Noblesville is poised for greatness, but it will take hard choices and enlightened value judgments to get there, just like those made here in Lancaster, PA.

 

 

Downtown Noblesville At A Crossroads

We can wish for powerful, transformative forces to enter our lives, but once they come, they might just take over and lead us somewhere we never wanted to go. We’ve got to invite them on our terms. That dilemma is where downtown Noblesville finds itself today.

The wave of redevelopment hitting downtown is, on it’s face, a good thing. Most towns across the Midwest would kill for it. But it could also threaten our historic architecture and the very historic identity that defines our community. Can we protect our idyllic, historic commercial and residential architecture amid a swirl of investor millions and newly arriving, deep pocketed residential buyers who may have little interest in our town’s history?

 

Hamilton County’s other growing cities have readily sacrificed their old downtowns in various ways amid transformative, developmental makeovers. Towns like Carmel and Cicero have allowed linear development to sprawl down their main drags, filling former homes with businesses. Carmel has also allowed the relentless demolition of existing homes in established neighborhoods for new, larger, more lavish replacements. Fishers has allowed widespread demolition and redevelopment to utterly obliterate and remake its downtown. And Westfield has gone all-in, not only allowing both linear development down State Road 32 and demolition of key pieces of its history, but also giving over established residential neighborhoods to commercial redevelopment. 

 

You could start thinking living in an older, traditional neighborhood is illegitimate–only disconnected neighborhoods with curvy streets and matching mailboxes are safe.

 

But not in Noblesville. All the pressures neighboring towns gave into are breathing down our necks, but we’ve held off most of it, so far.

Hamilton County government has just broken ground on a 5-story parking garage located at the
brackish northern border between commercial and residential Old Town. It will face commercial
downtown and has residential homes immediately at its back and east sides.

 

Noblesville has by-and-large protected its historic neighborhoods. For decades attempts to rezone homes for commercial use along Old Town’s main arteries have been rebuffed by residents and the City. There are actually fewer commercial uses of buildings in residential Old Town now than thirty years ago, and that’s not just due to activism and regulation. It’s also an organic trend, driven by the market–people wanting to live in those structures. And in its most recent master plan, the City drew a firm zoning line down the north/south alley east of 10^th Street from Wayne Street to Seminary Park, making it clear that our booming commercial downtown could not bleed east into our reborn residential neighborhoods. 

Yes, Noblesville has chosen a different path than its neighbors. 

 

But with the construction of high-dollar apartment buildings on old parking lots and the demolitions of a couple small homes in rough condition to make way for newer, bigger homes, pressure is quietly mounting and city leaders will soon be forced to make hard decisions about Noblesville's future identity.

The $48 million East Bank development at White River and Conner St. will break ground later this 

year and hold 219 apartment, 295 parking spaces and 5,000 sq. ft. of retail. Immediately at its back 

is a residential neighborhood with many homes in need of renovation.

In my last blog post I detailed the projects underway in commercial Old Town. They’re pushing property values up. Once those projects are complete and the urban foot traffic they promise hits the streets, filling restaurants and retails shops, I’d expect those values to climb even further, along with retail rent. That could lure chains not afraid of historic districts, like Starbucks and regional restaurant groups.

 

Meanwhile, in adjoining residential Old Town, property values have also risen rapidly as more homes are restored and buyers pursue an urban lifestyle–a walkable/bikable life near parks, summer festivals, concerts, restaurants and shops. As a result, in a couple recent incidents, small, poorly maintained homes have been demolished and replaced by new, bigger homes. In both cases, the new homes are an improvement, but I fear someday we'll see routine demolition of smaller, historic homes to make way for big modern homes, simply because the lot location is so coveted. 

 

1437 Clinton before demolition.

Noblesville will have to fight this tooth and nail, making it clear that this is not Carmel. Carmel is fine–good for Carmel and what they want to do. But we have a different identity that’s worth protecting.

Why not tear down a few eyesore houses here and there? In my 3 decades fighting for historic preservation I recall a time when demolitions were far more common. Over those years I could count perhaps 25 historic properties torn down because they were an eyesore and someone had a “good idea" for using the land better. But when your  town’s identity is built upon authentic historic charm, it’s a lesson in how 25 little “good ideas” add up to one big bad idea. Remember that most of the beautifully restored historic buildings in Old Town were eyesores at some point in the past 60 years. If they’d all been torn down when they were an eyesore, we’d be . . . well, Fishers. 

 

1437 Clinton today with a home nearly 4

times the square footage of the previous

home nearing completion.

No offense intended. That's fine for Fishers. But let's

be Noblesville. We have an authentic identity.

In my day-to-day life as a Realtor, I’ve recently heard both commercial and residential owners of historic properties speculate about tearing down their 

buildings and putting up something more lucrative. The City’s answer needs to be an emphatic, “NO.” 

 

These transformative redevelopmental forces need to come on our terms, or they need not come at all.

SPIN CITY: Coasting in Noblesville Part IV

In recent mailers funded by the Republican Party, Mayor John Ditslear crows about having brought 53 new businesses to Noblesville last year. Like so many of the fluffy, feel-good numbers that accompany City Hall press releases, the numbers just don’t add up.

What’s more, the numbers are presented, in this time of concern about unemployment, as if they’re proof of somebody really taking care of business – though many of the line-items on the list represent no new jobs and many of the jobs that are real are something no town would brag about. And the numbers are so blatantly spun, you’d think Distlear’s City Hall believes they could say just about anything and get away with it.

The list of 53 new businesses starts out shaky when you notice the 4 seasonal businesses – Halloween City and 3 locations of USA Fireworks. If you count new businesses like I do, 3 locations of one business, and 1 Halloween shop, all of which were only open approximately a month doesn’t strike me as solid, new job-creating businesses.

Ditslear’s nose starts to grow when he lists businesses already out of business. So he’s taking credit for bringing businesses to town that were history by the time he was bragging about it. That would include places like Burrito Joe’s and Martin Jay’s Butcher Shop.

And the Mayor outright fibs when he lists businesses that were already here. PNC Bank is listed as a new business, but they simply bought out National City. Take down the old sign, put up a new sign, and like magic - a new business located in Noblesville. And Aspire Indiana just moved from Cumberland Road to 150^th Street, both in Noblesville, but they too magically count as a new business. I found another on the list, actually a client of mine who’s been doing business in town for years. They changed locations last year, and they also make the list as a new business.

And Mayor Ditslear’s pants catch on fire when he names Donato’s Pizza as a new operation. Donato’s is a minimum wage employer who has been here for years but was struggling in their stand-alone restaurant location in front of Wal-Mart, so they downsized to a much smaller, primarily delivery/pickup location. Still, in the City Hall spin-zone, they get counted as a new business.

That’s how bad news gets spun as good news by the Ditslear campaign. When you’re coasting downhill, hands laced behind your head – feet crossed on the handlebars, you’ve gotta spin pretty hard to create the impression of actually accomplishing something.

Did any of our local newspaper outlets like The Times point this out to their readers? Nope. They just keep dutifully printing city hall press releases.

Then there are the out of town employers who truly did establish new businesses, but only brought minimum-wage jobs to town. In fact, a majority of the list are retail or medical service providers who are primarily minimum wage or low wage job creators.

And an even deeper look reveals yet more to be disappointed with. Fuzziwig’s Candy Factory makes the list, but they’re no factory. They’re a retail candy store at Hamilton Town Center – and a minimum wage employer. That mall is in a Tax Increment Financing district (TIF), which means any new property taxes paid for that location don’t help fund schools, police, libraries, etc. for years into the future. Instead the new tax base gets skimmed off by the city to pay for the infrastructure we taxpayers built out there to lure these minimum wage employers to town. So we get a new candy store, minimum wage jobs, and no tax-base help in paying for city services.

Impressed by Mayor Ditslear’s phony list?

Me neither.

Hey, times are tough. Lots of cities all over the state are struggling. So why would you fabricate fantasy lists and peddle ho-hum accomplishments as a gold medal performance? You do it because you think nobody will notice. You think that you can say what works, cut the ribbon at the opening, smile for the cameras, and nobody will know the truth.

But sadly, even that isn’t where the Mayor’s bogus job creation numbers end. Lately he’s been bragging about the City’s Economic Development Department generating 2,200 new jobs in the past 10 years. Problem is, I can’t find proof of how many jobs were actually created.

As best I can figure the Mayor gets that 2,200 number from the City’s Tax Abatement Ledger – a list of the businesses he gave tax breaks to for agreeing to come here or stay here or just buy new equipment. The ledger is a projected tally of jobs the businesses originally claimed they would bring to town. It appears there is no follow-up done to verify those jobs actually were created.

That’s a little odd, because we can verify without a shadow of a doubt that the businesses got the tax break. When was the last time you paid for a product but never looked to see if you actually received it? Well, it appears that’s exactly what Ditslear’s City Hall has been doing. And then bragging about it.

I don’t know about the rest of you, but my patience with Washington politicians who peddle false numbers is wearing pretty thin. And when it’s done by a politician in my own town with a smile and a handshake, I will not forgive it when I vote.

Coasting in Noblesville III: Ditslear's Corporate Welfare

This past July Noblesville Mayor John Ditslear and his handpicked city council members approved a $7 million corporate welfare package for a company called Positron. It’s possible this may turn out to be the most foolhardy waste of taxpayer dollars in Noblesville history.

It’s what happens when you’re coasting, not paying attention to details, enjoying calling the shots and living the VIP treatment, rather than doing the hard work of actually managing a city like Noblesville.

Note: The Positron deal is not a tax abatement. It’s a $7 million handout.

Positron is an often troubled, Fishers, Indiana company that specializes in nuclear-related medical products. They asked Fishers for the same sweet deal to simply stay put, but Fishers wisely refused. Ditslear said yes, so Positron will move across 146^th St and into our corporate campus. Considering we start out $7 million in the hole, it’s hard to figure out what the value is for Noblesville.

Positron’s employees already live in the area, so it’s unlikely they’ll sell their homes and move a few miles to Noblesville. So this isn’t likely to have much impact on Noblesville’s employment rate. And Positron will be locating in the new Corporate Campus, where the city will create a special TIF district just for them. A TIF district is an area where, for a decade or more into the future, property taxes from new development DON’T help pay for schools, roads, libraries, police or the fire department. Those new tax dollars are skimmed off to help pay for the infrastructure in the district. In this case it will be skimmed off to pay the debt on the bond being floated to create the handout to Positron in the first place. So any taxing benefit for Noblesville won’t be realized for many, many years. In the meantime the rest of us will subsidize the cost of the city services Positron uses.

But there are even more reasons to wonder what Mayor Ditslear was thinking when he put Noblesville taxpayers on the hook for $7 million on behalf of Positron.

I’ve been corresponding with a former Positron stockholder from Michigan. He asked that I not use his name, so I’ll call him Jeff. In May of 2010 Jeff says he lost $22,000 of his retirement fund in what he says may have been stock value manipulation of Positron stock. He’s asked the Securities and Exchange Commission to investigate.

Jeff says there was more stock value shenanigans this past May in what appeared to be a “pump-and-dump” operation involving Positron stock. Pump-and-dump is a scheme in which a company’s stock is artificially inflated through false or misleading statements by company leaders or others in related positions of influence, and then when the value goes up, those with large stock holdings sell their stock at great profit. This causes the stock to fall dramatically, usually destroying value for innocent investors not aware of the scheme. That’s why it’s illegal.

Jeff told me, “I wasn't able to turn up any proof that Patrick Rooney (Positron’s Chairman) or anyone with Positron was directly involved with a pump-and-dump. Yet, he (Rooney) was front-and-center during all these events. His words and actions caused the stock to crash.”

The result of the “crash” in stock value: Mayor Ditslear is giving a $7 million handout to a company with a stock value of just pennies - literally, pennies.

And stockholders like Jeff have good circumstantial reasons to worry who might have been involved in the stock value games. According to research by Wall Street guru and blogger Timothy Sykes, Positron’s Chairman, Patrick G. Rooney has faced accusations of securities fraud and insider trading. Rooney’s father was convicted of an income tax charge and paid a $1 million fine to settle an insider trading charge. What’s more, according to Sykes, Rooney’s brother, John was, “an investor in Positron and until they were accused of securities fraud, their hedge fund was a 10%+ owner of Positron.”

Timothy Sykes wrote this about Positron on his blog in April of last year, “The Company’s current financial condition raises doubt as to its ability to continue as a going concern.” That’s because Positron doesn’t have a very good track record of earning a profit or staying out of debt.

Positron’s trading abbreviation is POSC. Some stock traders who follow Positron have mocked its abbreviation as meaning, “Piece of Shit Company.”

But thanks to Mayor John Ditslear, Noblesville will borrow money on behalf of taxpayers like you and me and give it – not loan – but GIVE IT! to Positron.

This is the sort of thing that makes more sense to Mayor Ditslear than investing in a meaningful way in redevelopment in downtown Noblesville. He’s not floating a bond issue to build a theater or a desperately needed parking garage, seed redevelopment just west of the river, or execute the Downtown Strategic Development Plan (that currently sits on a shelf gathering dust), all things that would nurture small business owners who live right here and keep their profits right here.

What’s more, it sets a precedent. Every company planning to locate in central Indiana no doubt now has hopes of strong-arming Noblesville into a corporate welfare package of their own.

This raises other questions about how Noblesville’s Economic Development Departments operates. In August 2008 Ditslear hired Judi Johnson to be Assistant Economic Development Director. She is, coincidentally, the Mayor’s wife’s good friend, and the wife of City Councilman (and Ditslear’s close friend) Roy Johnson. Just a year later, Ditslear fired Kevin Kelly, the department’s director and Judi Johnson’s boss. Since that time, the Mayor has never filled the director’s position, leaving Johnson the de-facto leader.

Who knows if this “nepotism-lite” and/or the empty director position is responsible for the bad Positron deal, but both are certainly signs of hubris on the Mayor’s part, giving the impression that he feels he can do pretty much whatever he wants to do. And in truth is, he can. Voters have rewarded him by allowing him to pack the City Council with his friends and favored candidates. The 4 yes votes for Positron were Ditslear’s handpicked candidates. Next January, 2 more Ditslear-favored candidates will take office, giving him a vise-grip lock on power.

Noblesville can’t even claim to have a good ‘ol boys network running the town anymore. Instead we’ve got a private, exclusive men’s club running things and the Mayor is their BMOC.

But there is another candidate for Mayor of Noblesville. His name is Mike Corbett and I believe he has the energy and intellectual curiosity required to see past the foolishness of schemes like the Positron handout and instead focus Noblesville’s dollars and energy behind efforts that will actually improve our quality of life.

Coasting In Noblesville II: A Tale of 2 Delis

In last week’s post I wrote that Noblesville is a pretty damn good city, but not a great city. We could be, but we’re not. What’s required to make that leap is visionary leadership; something we desperately lack. To understand what I mean, consider the story of one former local business.

When Brian and Shelly Jordon opened the Logan Street Marketplace in downtown Noblesville back in 2006, the pasta salads, homemade soups, Paninis and stellar deserts were a welcome addition to the courthouse square. Like many hopeful small business owners, the Jordans opened on a shoestring budget. They used their own savings, worked long hours at little pay, and dreamed that the business would grow and one day they could upgrade their seating and décor and perhaps open a larger restaurant.

Their dream came true, but not in Noblesville. Their Logan Street shop closed earlier this year. But they do have a thriving deli, filled each day with happy customers. It’s in downtown Carmel, called the Blu Moon Café.

The Jordans’ frustrations in Noblesville and success in Carmel isn’t just a story about hardworking business owners who win a few - lose a few, it’s also a story about what dynamic, visionary political leadership can nurture and what a lack of it can squander. The staggering contrast between what the Jordan’s businesses experienced in Noblesville vs. Carmel should dishearten anyone who wants Noblesville’s downtown to thrive.

Back in ‘06, no sooner was the Jordan’s Noblesville location up and running when Carmel’s downtown developer, Pedcor, came knocking on their door, encouraging them to come to Carmel. The Jordans considered the offer and did their homework. But the Jordans and their young son live just two blocks from the courthouse square. Their hearts were behind Noblesville’s success.

Shelly Jordan says, “I asked Noblesville’s Economic Development Department why they don’t go to small businesses in other areas and encourage them to come here and was told simply, ‘we don’t do that.’”

She was mystified.

Carmel leaders seemed to understand the synergy that could be created by combining many complementary businesses. Noblesville leaders either didn’t understand at all or it wasn’t a priority.

Years ago Camel partnered with Pedcor to redevelop their downtown and the success has been breathtaking. In barely a decade they’ve gone from having no meaningful downtown, to having a downtown far larger, more diverse, and dramatically more economically successful than Noblesville’s. And they’ve done it by shunning the big chain outlets and nurturing small business owners like the Jordans – the kind of businesses who keep their profits local rather than sending them to corporate headquarters elsewhere.

At the same time, Noblesville kept squandering its resources.

On a Saturday in 2008 the heated presidential primary campaign between Hillary Clinton and Barack Obama brought voters to the courthouse square for early voting. That sunny spring day the Jordan’s Marketplace had its best sales day ever in Noblesville. The courthouse square was full of people who wandered into their deli for a sandwich.

The Jordans understood the square could be like that every Saturday morning, spring through fall if the Farmer’s Market, which was originally created to help downtown merchants like them, was actually held on the courthouse square instead of being staged like a highway flea market on State Road 32.

A group of merchants began lobbying to move the market to the square and scheduled a meeting with Mayor John Ditslear. According to the former owner of The Wild bookstore, Jane Mills, “The meeting with Mayor Ditslear was awful. All of the small business people who attended were made to feel unwelcome and there was really no discussion. Ditslear opened the meeting by explaining why the Farmer’s Market couldn’t be moved to the square. He just shut us down.”

Tired of fighting the battle of retail on the square, Jane Mills eventually sold her bookstore.

And Carmel? Unlike Noblesville they hold their Saturday Farmer’s Market in the heart of their downtown. The Jordans, who eventually took Pedcor up on their offer to open a Carmel store, do a brisk Saturday business there, unlike their typical Saturday experience in Noblesville.

In the past year there has been a movement in Noblesville lobbying to build a theater downtown; perfect timing because the long-successful local Belfry theater group is considering a new location. Imagine the courthouse square with 100- 200 theater goers coming for Friday and Saturday shows and weekend matinees. The restaurants and shops would benefit greatly from the synergy and we’d have a reenergized square. Wanna guess who’s standing in the way and explaining why it can’t be done? Yep: Mayor John Ditslear. He’s claimed the time isn’t right, that budgets are too tight.

So as Noblesville’s leadership is coasting, happy with small initiatives and small thinking, downtown Carmel business owners like the Jordans enjoy the financial benefits of Carmel’s new Palladium theater.

One might well ask why any city government should be in the business of building theaters or facilitating farmers markets. The simply answer is they already assist businesses in other far more expensive ways - it’s standard procedure. Noblesville has already spent over $200 million on a corporate campus, and in just the past month Mayor Ditslear GAVE a company named Positron $7 million just to locate here. Again, that wasn’t a tax abatement, it was a $7 million gift to a company whose highly paid employees already live in the Fishers area, so likely won’t be moving to Noblesville – a company that has never turned a profit and has a stock value of just a few pennies.

It’s heartbreaking to think what that $7 million could have done for redevelopment in Noblesville’s downtown. It could have built a parking garage or a theater and funded the logistics of a downtown farmers market for decades – and nurtured the hard work of small business owners in the process.

I have no desire for Noblesville to be Carmel. We don’t need a theater as pretentious as the Paladium or a thoroughfare as hellishly expensive as Keystone Ave. But we could sure learn a lesson or two from a city with dynamic leadership. That’s because Noblesville is coasting with lazy, visionless leadership. We’re lead by a Mayor and his handpicked city council that as best as I can tell are pretty satisfied with simply being in charge and enjoying the VIP treatment. They seem to have no clue about how to make Noblesville a truly great city.

Meanwhile, Brian and Shelly Jordan still live two blocks from Noblesville’s courthouse square, but Shelly drives to work in Carmel each morning – along with her former Noblesville employees who now work with her in Carmel. Due to weak business, their Logan Street location is a memory while their Blu Moon Cafe flourishes in downtown Carmel.

Shelly Jordan told me, “A good day in Noblesville was 50 customers. A bad day in Carmel is 150.” They had to add a 2^nd cash register to handle the lunchtime rush in Carmel. And they’re essentially selling the exact same product there that they once sold here.

And Shelly sheepishly confided, “When we go out in the evening for dinner, we don’t stay in Noblesville, we go to Carmel.”

Obviously, that’s not the way she wants it to be, but it’s where the action is.

Next week we’ll take a closer look at the foolhardy Positron deal – the one in which Mayor Ditslear paid a highly questionable company $7 million to simply move north across 146^th St. to locate in Noblesville.

Coasting in Noblesville: "We're #50!"

The accolades began back in 2006 when Noblesville was twice named one of the best places to live in America. What bugged me then and bugs me still is seeing local politicians patting themselves on the back as if the job is done.

And again last month Noblesville was named by Money Magazine as the 50^th best place to live in America.

It’s true; Noblesville is a pretty damn good place to live. Could it cease being a pretty damn good place? Yes, if our leaders don’t act with vision now and peddle a little harder. Is Noblesville great? No. Could it be great? Yes, with the right vision and planning.

And I think that’s the true reality we should be facing. If we rest, self satisfied with what’s been accomplished in the past – some of it done 10-20 years ago, we could end up a pretty unremarkable place in another 5 or 10 years. If we had creative leadership with vision we could even be a truly great town.

But the truth is, we’re already coasting. We have a cozy, narrow clique of elected leaders too busy patting themselves on the back and enjoying to VIP treatment to do dynamic things to secure Noblesville’s future. They’re cruising happily downhill with the wind in their face, with little thought to the mountains to be climbed in the future or the projects that could be tackled now to make us truly great.

A staggering reality is that should we become a truly great town, we wouldn’t make those lists of great places to live anymore. Sound backwards? Let me explain.

One of the negatives about living here – even back in 2006 when local real estate was booming, helped us earn those initial accolades. That negative: very low home value appreciation rates.

In the summer of 2006 Bert Sperling published his book, “Best Places to Raise Your Family: The Top 100 Most Affordable Communities in the U.S.” In it Noblesville ranked 10^th. Then BusinessWeek.com named Noblesville one of the 25 best suburbs in the nation using data from Bert Sperling’s web site.

So essentially, one data draw produced both, seemingly independent recognitions.

Sperling noticed our great schools, low unemployment rate and low crime rate. But the major factor that got us noticed was our affordable housing. Note Sperling didn’t rank us among the “Coolest Communities,” or the ones with the “Highest Quality of Life,” but among the “Most Affordable” communities.

Sperling looked at the economics of buying a house here, but never looked at the economics of owning one. The reality, even back in the boom days of ‘06 was at odds with the happy image Sperling and Business Week painted.

Why was housing so affordable here? Out of control growth in the form of rapid new home construction. Having too many homes on the market depressed property values. So homeownership here was a poorer investment than in many America towns that weren’t named great places to live.

It’s basic supply and demand. Always more houses than buyers. Why would someone buy your five, ten or twenty year old home when there was a myriad of builders offering new equivalents all over town with competitive incentives? This hyper-competition forced sellers to take less for their existing homes.

And for that we were patted on the back for being an affordable community. It’s very possible that we wouldn’t have even made the Sperling list, and therefore not the Business Week list if not for this unpleasant reality.

Then came the economic downturn. The already affordable housing in Noblesville became even more affordable. As a Realtor I spend my days working with sellers who are losing their shirts – or even their entire home, not just because the economy got bad, but because they live in a town where growth was allowed to explode right before the downturn, where leaders lacked the vision and insight to ask, “How much growth is best for our community?” The blind, pro-growth view argues that that no amount is too much.

You’d think Noblesville leaders would have learned something in the past several years. No. Yet another designation as a great place to live has them congratulating themselves and dreaming of a return of the salad days of 2006. They’ve been laying the groundwork for Noblesville to grow into Wayne Township when the economy comes back. Who’s been subsidizing the roundabouts, fire stations, and sewer line extensions into empty land east of town in pursuit of this dream? Taxpayers like you and me.

None of that changes the fact Noblesville is a damn good place to live. We have great schools, low crime, historic architecture, low unemployment, and something no study can quantify: great people. But let’s not kid ourselves or let our elected leaders fool us about what the Sperling, Business Week, and Money Magazine ratings really mean. Let’s not get lulled into coasting, as if we’ve done all there is to do. We haven’t. Not even close.

Anyone who travels off the Interstate routes knows that many if not most Indiana’s small towns are a shadow of their former selves. Compared to them, we’re in great shape. But I’m not very interested in comparing us to Mooresville or Huntington.

Anyone who travels across the country and visits truly great small towns knows that while we’re pretty damn good, we’re not great. We could be, but we’re not. Most of the truly great towns didn’t make the magazine lists because they’re so great, everybody near them wants to live there. But their leaders aren't itching to approve every vinyl village proposed by a developer. This drives up their property values a little, which gives them a huge negative ding on the grading lists of great towns because they’re less affordable. I’d rather be comparing Noblesville to those places.

And that’s expresses the problem with visionless leadership – leaders who see everything in black and white, colorblind to the important nuance of shades and hues that define the difference between good and great, the difference between growth and quality of life.

And a couple important things for us to think hard about while we’re twisting our arms patting ourselves on the back: Fishers and Carmel didn’t make the 2011 Money Magazine list because they only looked at towns with under 50,000 people. Last year they look at towns over that threshold and Fishers and Carmel made the list while we didn’t. Also, our westerly neighbor, Westfield ranked 48^th on the Money Magazine list – two spots ahead of Noblesville. Next time you’re driving through Westfield, take a look around and see if you can figure out how the hell that happened.

Over the next several weeks, I’ll focus on what Noblesville could do to be a truly great community and how visionless leadership is squandering resources and opportunities.

Comcast: Don't let the door bump your ass on your way out!

How could a company as inept as Comcast continue to grow? Well, I’m finished trying to figure that out. The Meyer family will soon pull the plug on our cable and move to another carrier.

The last straw? When I started having trouble sending and receiving emails from my Comcast account. In mid-July their “help center” said I would get a call from an IT expert within about 3 days. On the 4^th day I called again and asked why no one had called me. “(irritated sigh) Sir, these things take time. You’ll get your call.”

That’s par for the course with Comcast.

When Comcast, by some freak upending of the laws of free enterprise bought Insight in the spring of 2008, I panicked. All my real estate marketing listed an “insightbb.net” address. “Don’t worry,” a Comcast employee cheerfully told me, “the old address will be active for a year.”

Thirty days later my Insight account was locked and I was forced to transfer to a comcast.net address. I complained to customer service. “A year?” the voice on the other end laughed, “nobody here would have told you that.”

That’s when I should have cancelled my service. But I was caught in the whirlwind of a busy life and couldn’t bother reconstructing TV and Internet service and all my marketing materials at once.

Then came the pixilated TV picture.

A technician came and replaced all our coaxial connectors. I wanted a HDMI cable run through the crawl space between a computer and TV. He told me to buy my own cable (sounds reasonable), run it through the crawl space (I can do that) and he’d return to hook it up.

He gave me his cell number and told me to call when I was done. Then he showed me a small, high-tech device and said with a flourish of importance, “And when I come back, I’ll bring you one of these, the latest digital tuner from Comcast. Half the size of the old one.”

I ran the cable, called the tech guy and left a voice mail. He didn’t call back. I called everyday for 5 business days. No response.

On the 6^th day I called Comcast “customer service” (an apparent oxymoron) and was told to go to the Comcast store to pick up a digital box.

The Comcast store is where dreams go to die. Every customer in line is pissed-off, as is everyone behind the counter. A grumpy employee pushed a massive, clunky digital box across the counter. It looked like an early 1980s VCR.

“No, no, no, I said gently, “I want one of those new, small digital boxes.”

“What?” she sneered at me, shaking her head. “Nobody has those boxes yet. I haven’t even seen one.”

I looked over her shoulder, through the chicken-wire glass to the warehouse beyond. Technicians where loading Comcast trucks with equipment. “Look,” I pointed, “I live two miles from here. The guy who came to my house must have loaded his truck here. You must have those boxes.”

Her lips tightened like she was taking a drag on an invisible cigarette. She abruptly pushed the clunky box a couple inches closer to me and barked, “Do you want the box or not?”

I took the box. I just wanted to solve the problem and move on.

When Comcast bought Insight my bill increased by more than 30%. I called to complain. A customer service rep said, “Oh, somehow your service was transferred from Insight ala cart. We can put it in a package and save you money.” Great. My bill went back to just slightly above where it was with Insight.

Six months later it went back up 30%. I called to complain and was told my introductory rate had expired. I explained what the employee told me 6 months earlier. “Sir, there was never anything wrong with the billing. You were simply given a temporary introductory rate in response to your complaint.” I complained until he lowered my rate again. I soon discovered about 20 channels had disappeared from my service. Six months later my bill went back up again.

A month ago ¾ of the channels disappeared from any TV in our house without a digital box. I called and was told we now need a box for every TV. They would give us 2 for free. My wife picked them up and upon returning commented on what a depressing and negative place the Comcast store is. “Everyone there is angry.”

“Tell me something I don’t already know.”

On a recent Friday evening I tried to hook up those new boxes. The moment I connected one to the kitchen TV, all TVs in the house lost their signal and our Internet went down. I called Comcast and was told there was a system outage in our neighborhood. Amazing coincidence.

I finally got 1 box working. I called to get help with the other box. After 20 useless minutes talking to technical support I gave up. That TV remains useless.

And have you seen their commercials? The grainy images of a person maneuvering around an electronic maze while rapping in a monotone? These may be the worst commercials ever produced in advertising history.

How could a company that’s so utterly inept, who routinely misleads their customers, who provides such spotty, sloppy, hostile service be so successful? Comcast just bought NBC Universal for crying out loud. Is this final proof that the best man doesn’t win?

Last week while vacationing on the beach in South Carolina, I came into the house dripping wet from swimming and heard my cell phone ring. It was Comcast. In a foreign accent so thick I could barely understand, a woman (I think) explained that she was calling to help fix my email problems.

The call that was supposed to come in 3 days had taken 3 weeks. It was way too late. I’d already set up a new email account with another provider and begun editing all my marketing materials.

“I’m kinda busy right now,” I told her. “You’ll have to call me back later?”

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