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.

 

 

 

 

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.

Indiana At The Gay Marriage Tipping Point

Back in April I wrote about the historic national sea change in favor of gay marriage and gay rights in general. But I hadn’t anticipated that by year’s end Hoosiers would be in a dramatic standoff on gay marriage and activists would be working quietly right here in Noblesville.

The buzz is about HJR-6, a proposed amendment to the Indiana Constitution that would ban gay marriage and civil unions. If state legislators pass the law, it goes to the voters next year as a referendum.

Over Thanksgiving I found myself listing Indiana’s amazing turn of events for a Hoosier-born gay family member who married her partner during the original glimmer of time it was legal in California.

 

Luke Kenley

An initial pebble in the water came a year ago when Noblesville’s own influential State Senator, Republican Luke Kenley announced he opposed the amendment. He told a CNHI Statehouse Bureau reporter last December, “I really value the institution of heterosexual marriage, but I do not think that putting a statement in the (state) Constitution which runs down or is bigoted toward people who have a different kind of loving relationship, that I may not understand, is going to be productive.”

Luke has a way of crystallizing the obvious at precisely the moment when others aren’t seeing it, but should be.

Then an eye-popping wave of opposition to the amendment appeared this past summer when two of Indiana’s leading corporations, Eli Lilly and Cummins asked legislators to defeat the law. Both companies released strong statements through Freedom Indiana, an organization working to stop the law’s passage. They were joined by the Indianapolis Chamber of Commerce.

The unified message: HJR-6 is bad for business.

What started to creep into state-wide thinking about the law: Just it’s consideration – even to have it on the ballot for voters to consider would be damaging for Indiana’s reputation in the eyes of the nation, giving the impression that Indiana isn’t simply a conservative place of traditional values, but a backward place, unwelcoming to people of diverse backgrounds, and out of touch with emerging national consensus on the civil rights issue of our time.

That’s when the universities started to speak out.

If the first wave was corporate, the second was higher education. It rolled across the state in September and October. The presidents of Purdue, Indiana University, Ball State and then Butler all spoke out saying, “Kill this bill.” Where corporate leaders were worried that HJR-6 would affect their ability to attract quality employees, the university presidents were worried about attracting the best and the brightest students to their campuses. Not just gay students, but straight students who might perceive Indiana as a place that enshrined bigotry in its constitution.

If you’d asked any Hoosier political talking head two years ago if they could foresee this growing wave of opposition, they’d have rolled their eyes and said, “P-lease!”

But there was still another wave building. By late November and early December mayors of major cities across the state began weighing in. Eleven mayors, including those from Indianapolis, Bloomington, Evansville, Anderson, Lafayette, Hammond, Ft. Wayne, South Bend and even Carmel released a joint statement opposing the amendment.

Republican Mayor Jim Brainard of Carmel said, “Our government needs to be focused on attracting and retaining good jobs and improving public education for future generations.” He added that government isn’t the institution that should be deciding who is allowed to marry.

This wave was bi-partisan: 6 Democrats and 5 Republicans.

My sources tell me that Noblesville Mayor, John Ditslear also opposes the amendment, but has refused to do so publically.

If this wave continues, Ditslear may wish he’d had the vision and courage of leaders like Kenley or Brainard. Polling over time reveals a decrease in Hoosiers’ support for gay marriage bans every year in the past decade. Polls in 2012 showed Hoosiers evening split on the issue. Polls this year show supporters of a gay marriage ban are now in the minority. And Freedom Indiana has community activists on the ground right here on Noblesville’s courthouse square, chatting up people in coffee shops and restaurants, looking to build small-business opposition to the law to try to influence State Representative, Republican Kathy Richardson to vote no on HJR-6.

In my blog post back in April, I compared those who oppose gay marriage today with those who “stood in the schoolhouse doors” back in the 1950s, trying to keep African Americans out of whites-only schools. I look back on news stories from that time and wince at the faces of those angrily trying to keep blacks “in their place.” To fight so hard on the wrong side at the moment of the tipping point, believing so strongly in a cruel opinion that you can’t see how harshly history will soon judge you, well . . . I almost feel sorry for those folks.

 

Kathy Richardson

I feel the same way for Tea Party Hoosiers and the Christian-right today. Future generations will judge their actions on this issue and won't judge them kindly. But I’m not angry with them. My heart just hurts for them a little. But not as bad as it hurts for gays and lesbians who have to look on while we all debate whether they should be given the same rights the rest of us take for granted.

I’m hoping Kathy Richardson feels this sea change and has her eye on history.

But while these waves of change are strong, they’re not tsunamis. As I ticked off this list of recent history for my married gay family member, she listened silently and said little. She must have been painfully aware that I wasn’t expressing excitement about making gay marriage legal in Indiana, as it is in her state. I was simply excited that we might not chisel its ban into our constitution.

We’ve come a long way, but still have a long way to go.

To share your thoughts with Kathy Richardson on HJR-6, her number is 317-773-6123 and her email is: h29@iga.in.gov

My new book, The Salvage Man began going online for e-readers last week, currently available at Amazon.com, Fastpencil and BarnesandNoble.com. I'll be doing a big launch to tell the world in the weeks ahead when it's finally available in all formats, but for now, here's an early look:
http://www.fastpencil.com/publications/6244-The-Salvage-Man

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.

"Ludicrous" Campaign Financing in Noblesville

In a January 27^th story in the Indianapolis Star, I was quoted questioning Mayor John Ditslear’s campaign financing methods, a system I call the “Money Machine.” My concern? The Mayor invites City contractors and their wanna-bes to give him campaign donations. This is not proof of anything illegal. But the Money Machine system gives the appearance of “pay-to-play,” as if the donation is the cost of admission to being considered for City contracts.

Again, I’m not saying that’s what’s happening, but with this existing outward appearance, if the next mayor were truly conducting an illegal pay-to-play scheme, there’d be no way to tell because it would look exactly the same.

In the Star article, Mayor Ditslear called my argument, “ludicrous.”

Here’s a brief history of what I’m talking about:

In the mid-‘90s, during former Mayor Dennis Redick’s first term, the Money Machine concept took hold locally. It appeared as though the City’s accounts payable records and Planning Department application records had been gathered into a mailing list. These engineering firms, construction managers, architects, developers, consultants, builders, road pavers and trash haulers were invited to a golf outing with the mayor . . . for the price of a donation.

This system was so successful Redick entered the next two elections very well funded.

In June of ’03, after winning the primary election for a 3^rd term, Redick was charged with domestic assault and his power began to unravel. John Ditslear threw his hat in the ring, running as an Independent. Ditslear had a record of civic involvement and so had solid local connections to draw upon for contributions. As a result, 90% of Ditslear’s pre-election campaign funds came from local sources.

In the run-up to the general elections, the Money Machine donors largely stuck with the incumbent, Dennis Redick.

But that November John Ditslear won and allegiances immediately shifted. According to campaign fillings, in the 40 days after winning, before he was even sworn in, Redick’s former Money Machine donors sent Ditslear nearly $20,000 – even though the election was over.

It didn’t stop there. Within 9 months of taking office Ditslear held his first golf outing and reaped big bucks from Redick’s old Money Machine donors. And oh what a machine it is. In 2004 Ditslear raked in over $70,000. In ’05 he raised $80,000 and in ’06 took an additional $75,000. Of that nearly quarter of a million dollars, over 75% came from out of town business interests who couldn’t vote in local elections.

None of this is illegal, but it should be, because it’s fundamentally unethical.

An example: When constructing the new city hall, two lucrative contracts were handed out. One went to Odle, McGuire, & Shook of Indianapolis, the architects who designed the building. The other went to Meyer/Najem of Fishers, who would be the construction managers. Neither contract required competitive bids. Both companies’ combined donations to John Ditslear totaled nearly $9,000. Their smallest donations came in the mayor’s first year in office, then grew larger in ’05 and ’06 as the City Hall project was in full swing.

Absolutely none of this suggests anybody did anything illegal. But consider the process: the Mayor sends invitations for a campaign fundraising golf outing to people who can’t vote for him but who’s business relies on winning government contracts, and they oblige.

The Money Machine is dangerous because even though John Ditslear, Meyer/Najem and McGuire, Odle, & Shook may be the most ethical collection of Hoosiers ever assembled – and I’m absolutely ready to believe they are, the next mayor and contractor/campaign contributors may not be. And if that next mayor actually traded contracts for campaign donations – classic pay-to-play, how would we know? We wouldn’t. And what if it’s as simple as a mayor giving contracts to those he feels most obligated to, no secret agreement, just a feeling of obligation because of a big donation? That’s still wrong.

Is that argument “ludicrous?” I don’t think so. That’s why 7 states, including neighboring Illinois have barred entities bidding on governmental contracts from making political contributions to government officials. This movement has been prompted by a wave of pay-to-play scandals across the country.

In the Star article, Mayor Ditslear actually argued, “They [the donors] offer to help me get re-elected because they think I do a good job,” and “I don’t invite people because they do business with the city; I invite people who I think would enjoy a round of golf and a nice meal.”

Now that’s ludicrous.

First off, they generally don’t “offer,” they’re asked to donate. And go to the county’s web page (http://www.hamiltoncounty.in.gov/), click the “Laws, Elections . . .” tab in the right hand sidebar and download Mayor Ditslear’s campaign filing for 2010. Look through the list of donors and see how many typical Noblesville voters you find - you know, local folks who think the Mayor is doing a good job and want to enjoy a round of golf and a nice meal with him.

Good luck with that needle-in-a-haystack endeavor. There are only a few on the donor list. The overwhelming majority are people who don’t live in Noblesville and can’t vote for Ditslear. So if he’s looking for people who think he’s doing and good job and want to help him get re-elected, why doesn’t the Mayor look in Noblesville? Why is he pursuing out of town people who have and/or want City contracts – people who can’t vote for him?

What’s more, why would somebody from Naperville, Illinois (who last year gave Ditslear $1,550) or Sheboygan Falls, Wisconsin (who last year gave $500) give a crap how good the mayor of Noblesville, Indiana is? Is it because of the golf and the nice meal or is it because both of those donors represent engineering firms?

As ironic as it is unfortunate, at least once when he invited these out of town contractors to donate, the front of the invitation read, “Wanna Play?”