Broadway TIF District_McCordsville, Indiana

BROADWAY TIF District

TOWN OF MCCORDSVILLE

For more information on particular development sites and the Broadway TIF contact Redevelopment Commission

Staff and Town Manager, Tonya Galbraith.

[email protected]

www.mccordsville.org6280 W 800 North

McCordsville, IN 46055

c o n t e x t & d e m o g r a p h i c s 2 - 1

m c c o r d s v i l l e p a r k s a n d r e c r e a t i o n m a s t e r p l a n 2 0 1 2 - 2 0 1 6m c c o r d s v i l l e , i n d i a n a

Regional Context: McCordsville, Indiana is a small town located twenty miles northeast of Indianapolis with a population of nearly 5000 residents. McCordsville is positioned in the northwest corner of Hancock County. The Town of McCordsville has seen much change, even since its incorporation in 1988. The 2010 Census was very important to McCordsville. The Town’s population between 2000 and 2010 grew 323%, one of the greatest population gains (by percentage) in the State, and now the second largest municipality solely within Hancock County. The community faces the challenge of updating its infrastructure to meet the demands of growth, as well as preserving its unique small town character. McCordsville shares characteristics of a rural and suburban community. In looking to the future, the community and its leaders are seeking to preserve those qualities that will draw people to live and work in McCordsville.

Primary local access to McCordsville is provided by US Highway 36 or by Interstate 70 via County Road 600 West. Situated between Interstate 69 and Interstate 70, the community of McCordsville is closely linked to the greater regional transportation network.

natural Features and landscape: McCordsville’s characteristically rural and suburban form provides an abundance of opportunities for outdoor recreation. Outdoor recreation, in general, relies heavily upon the natural and environmental features of an area. The characteristics of the natural

“McCordsville continues to value its small-town character and seeks to preserve its high quality of life that continues to draw people to live, work, and play here.”

Louisville, KY

Detroit, MIChicago, IL

Indianapolis

St. Louis, MO

Indianapolis International

Airport

Mt. Comfort Airport

Columbus, OH

McCordsville

70

465

465

465

465 70

69

65

65

65

31

37

67 31

67

74

Tree Cover

StreamFloodplain

Nat

ural

Fea

ture

s

LegendStreams

Floodplain

FloodplainStream

Sewer District Boundary

Corporate Boundary

Tree Cover

CR 1000 N

CR 1000 N

Fall Creek Rd

W McCord Rd

W 900 N

W 800 N

W 750 N

W 700 N

W SR 234

W Broadway

Pendleton Pike

N 700 WN 700 W

/N Carol RdN County Line Rd E

N 700 W/N Carroll Rd

N 600 WN 600 W

Mt Comfort Rd

W 650 N

W 750 N

W 600 N

Franks Ln

N 700 W

N 500 W

N 400 W

N 400 W

N 400 W

Olio Rd/138th St

W 600 N

W 500 N

N 400 W

N 500 W

N 475 W

W 900 N

36

67

0 2,500500 1,000 1,500 2,000

Feet (approximate)N

Austin Trace

Gateway Crossing

Champion Lake

Bay Creek Bay Creek

Emerald Springs

Deer Crossing

Bay Creek East

Villages at Brookside

Stansbury

W Broadway

W Broadway

Highland Springs

Geist Woods Estates

Unincorporated Town of

Woodbury

Depot Street

Tree Cover

StreamFloodplain

Nat

ural

Fea

ture

s

LegendStreams

Floodplain

FloodplainStream

Sewer District Boundary

Corporate Boundary

Tree Cover

CR 1000 N

CR 1000 N

Fall Creek Rd

W McCord Rd

W 900 N

W 800 N

W 750 N

W 700 N

W SR 234

W Broadway

Pendleton Pike

N 700 WN 700 W

/N Carol RdN County Line Rd E

N 700 W/N Carroll Rd

N 600 WN 600 W

Mt Comfort Rd

W 650 N

W 750 N

W 600 N

Franks Ln

N 700 W

N 500 W

N 400 W

N 400 W

N 400 W

Olio Rd/138th St

W 600 N

W 500 N

N 400 W

N 500 W

N 475 WW 900 N

36

67

0 2,500500 1,000 1,500 2,000

Feet (approximate)N

Austin Trace

Gateway Crossing

Champion Lake

Bay Creek Bay Creek

Emerald Springs

Deer Crossing

Bay Creek East

Villages at Brookside

Stansbury

W Broadway

W Broadway

Highland Springs

Geist Woods Estates

Unincorporated Town of

Woodbury

Depot Street

natural Features

upDATeD

REGIONAL LOCATION

67

600

Wes

t/O

lio R

oad

800 North

750 North

700 North

600

Wes

t/O

lio R

oad

Broadway/Pendleton Pike

700

Wes

t/C

arro

ll R

oad

SR 234

600

Wes

t/O

lio R

oad

800 North

750 North

750 North

SR 234

600

Wes

t/O

lio R

oad

800 North

750 North

750 North

SR 234

700

Wes

t/C

arro

ll R

oad

600

Wes

t/O

lio R

oad

800 North

750 North

750 North

SR 234

TIF DISTRICT MAP

MCCORDSVILLE

Town of McCordsville, Indiana

0.00%

2.00%

4.00%

6.00%

8.00%

10.00%

Population Percent Change2010-2013

McCordsville Indiana Carmel

Fishers Noblesville Zionsville

0.00%

20.00%

40.00%

60.00%

80.00%

Bachelor's Degree or higher Age 25+ 2009-13



0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

70.00%

80.00%

90.00%

Homeownership Rate 2009-2013



$0$50,000

$100,000$150,000$200,000$250,000$300,000$350,000$400,000

Median Value of Owner-occupied Housing 2009-2013



$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

Median Household Income 2009-2013


Fishers Noblesville Zionsville0.00

0.05

0.10

0.15

0.20

0.25

0.30

0.35

0.40

0.45

0.50

Housing Value Ratio MHI:MHV



Source: US Census & RATIO

0.00%

2.00%

4.00%

6.00%

8.00%

10.00%




0.00%

20.00%

40.00%

60.00%

80.00%




0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

70.00%

80.00%

90.00%




$0$50,000

$100,000$150,000$200,000$250,000$300,000$350,000$400,000




$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000




0.05

0.10

0.15

0.20

0.25

0.30

0.35

0.40

0.45

0.50





0.00%

2.00%

4.00%

6.00%

8.00%

10.00%




0.00%

20.00%

40.00%

60.00%

80.00%




0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

70.00%

80.00%

90.00%




$0$50,000

$100,000$150,000$200,000$250,000$300,000$350,000$400,000




$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000




0.05

0.10

0.15

0.20

0.25

0.30

0.35

0.40

0.45

0.50





0.00%

2.00%

4.00%

6.00%

8.00%

10.00%




0.00%

20.00%

40.00%

60.00%

80.00%




0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

70.00%

80.00%

90.00%




$0$50,000

$100,000$150,000$200,000$250,000$300,000$350,000$400,000




$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000




0.05

0.10

0.15

0.20

0.25

0.30

0.35

0.40

0.45

0.50





0.00%

2.00%

4.00%

6.00%

8.00%

10.00%




0.00%

20.00%

40.00%

60.00%

80.00%




0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

70.00%

80.00%

90.00%




$0$50,000

$100,000$150,000$200,000$250,000$300,000$350,000$400,000




$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000




0.05

0.10

0.15

0.20

0.25

0.30

0.35

0.40

0.45

0.50





0.00%

2.00%

4.00%

6.00%

8.00%

10.00%




0.00%

20.00%

40.00%

60.00%

80.00%




0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

70.00%

80.00%

90.00%




$0$50,000

$100,000$150,000$200,000$250,000$300,000$350,000$400,000




$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000




0.05

0.10

0.15

0.20

0.25

0.30

0.35

0.40

0.45

0.50






Median Household Income2009-2013

Median Value of Owner Occupied Housing2009-2013

Bachelor Degree or Higher (age 25+)2009-2013


Housing ValueMedian Housing Value/Median Household Income

2009-2013

COMMUNITY SNAPSHOT

600

Wes

t/O

lio R

oad

SR 234

700

Wes

t/C

arro

ll R

oad

600

Wes

t/O

lio R

oad

Broadway/Pendleton Pike

67

Neighborhood Commercial

Regional Commercial

Mixed-Use

Business Park

LEGEND

TIF FUTURE LAND USE

5

5

6

6

4

33

42

2

1

1 Potential Neighborhood Commercial, Business Park and Light Industrial Uses.120 Acre Site, One Owner, All Utilities Available.

Potential Regional Commercial, Business Park and Neighborhood Commercial uses.85 Acre Site, Multiple Owners, Most Utilities Available.

Potential Neighborhood Commercial and Office uses. 1.6 Acre Site, One Owner, All Utilities Available.


Potential Neighborhood Commercial and Office uses. 14 Acre Site, One Owner, All Utilities Available.

Potential Regional Commercial. 40 Acre Site, Multiple Owners, All Utilities Available.

DEVELOPABLE SITES

Contact Town Hall For Utility Availability• Ninestar Connect (100 Gig Ethernet Service)• IPL and Ninestar Connect (Electricity)• Citizens Energy (Water and Gas)• McCordsville (Sewer and Stormwater)

POTENTIAL REALIGNMENT

POTENTIAL INTERSECTION

600

Wes

t/O

lio

Roa

d

800 North

750 North

750 North

SR 234

POTENTIAL DEVELOPMENT STRATEGY

Illustrative Site Plan of one potential concept focused on core development opportunities.

BUSINESS / OFFICE OR LIGHT INDUSTRIAL USES

NEIGHBORHOOD COMMERCIAL/OFFICE

REGIONAL COMMERCIAL/ POTENTIAL BOX

120 ACRE SITE WITH ALL UTILITIES

1.8 ACRE SITE WITH ALL UTILITIES

14 ACRE SITE WITH ALL UTILITIES

1.6 ACRE SITE WITH ALL UTILITIES

CREATING A MIXED-USE MAIN STREET

SETTING

RETAIL/RESTAURANT

100% INTERSECTION

RETAIL/RESTAURANT

VEHICLES TRAVELED EXCEEDS 12,000

AVERAGE DAILY TRIPS


AVERAGE DAILY TRIPS

FUTURE 600 W REALIGNMENT

SHARED STORMWATERDETENTION AMENITY

MCCORDSVILLE MULTI-USE PATH

ACCESS TO IN-67 AND POTENTIAL 600 W

REALIGNMENT

85 ACRE SITE WITH MOST UTILITIES

700

Wes

t/C

arro

ll R

oad


AVERAGE DAILY TRIPS

INSET 40 ACRE SITE WITH ALL UTILITIES



Potential Neighborhood Commercial and Office uses. 14 Acre Site, One Owner, All Utilities Available.

Contact Town Hall For Utility Availability• Ninestar Connect (100 Gig Ethernet Service)• IPL and Ninestar Connect (Electricity)• Citizens Energy (Water and Gas)• McCordsville (Sewer and Stormwater)

6

Employment Concentrations

DRAFT for Discussion Purposes Only

Groceries

Restaurant/Cafe

Pub/Brewery/Nightlife

Other Retail

CONCENTRATION ZONE

REGIONAL ATTRACTIVITY

Dots are indicative of business clusters and not actual individual businesses.

LEGEND

LEVEL OF SERVICE OPPORTUNITY

EMPLOYMENT CONCENTRATIONS

INDIANAPOLIS

MCCORDSVILLE

30-45 MIN

COMMUTE TIME

10 MINUTE DRIVE

MCCORDSVILLE

INDIANAPOLIS

REGIONAL AIRPORT

Commute Times 60 Min <5 Min

70

70

65

70

6969

69

465

465

465

Broadway TIF District_McCordsville, Indiana

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