Nashville and Development – For the Record

Updated Sep 23, 2022  

See also: Nashville – Tax Increment Financing (TIF) For the Record

Who Benefits and How?

Stakeholders – Who are they? What are their needs and expectations?  Stakeholders include: County and Nashville residents and taxpayers, business owners, private developers,  tourists, potential new residents, non-profits, other?

    • The Brown County Leader Network (BCLN) has developed several tools to support decision-making and stakeholder analysis. A stakeholder analysis should precede the development of plans.

Sep  22, 2022. Benefit for the town, schools and county’: Public hearing for residential TIF area next week, could be adopted by commission By Abigail Youmans

Aug 18, 2022. Town Council Meeting. Nashville Town Council Agenda 8_18_2022

Feb 2, 2022 SCHOOL NEWS:  TIF resolution approved By  Staff Reports

    • The Brown County School Board of Trustees approved a resolution to allow the Nashville Redevelopment Commission to capture new property tax revenue from a soon to be built subdivision.
    • The resolution was approved Jan. 6 as part of the redevelopment commission’s plan to establish a residential tax-increment financing (TIF) area for the new Woods Lane subdivision. The subdivision will be in the area of the Tuck A Way Ridge neighborhood not far from Nashville off of Old State Road 46.
    • In a TIF area, a portion of new property tax revenue is captured for use by the redevelopment commission. That new tax revenue is the difference between what that land was taxed at when it became part of the TIF area and what it is being taxed at now.
    • The school district is one of the entities in the county that receives a portion of property taxes.
    • The capture of tax increments from the new development will enable the RDC to provide the public improvements necessary to make the downtown a “thriving hub of economic activity to benefit the entire community,” the RDC’s economic development plan states.
    • Projects could include pedestrian transportation enhancement, like curbs, gutters, sidewalks, street lighting, signage, etc.; sidewalk and streetscape improvements in the town; and a multipurpose trail down Old 46 to Woods Lane.
    • TIF also stops the flow of those new property taxes to any taxing unit besides the redevelopment commission for up to 25 years. The original taxes on the undeveloped property, though, keep being distributed. After the TIF expires, all taxing units receive the increased amount.
    • The commission said that there may be a small impact on Brown County School, but it depends on the levy they have. If it interferes or makes a substantial impact on the schools, the commission said that they will reevaluate the area.
    • The commission’s adviser Ed Curtin attended a December school board meeting to ask for the approval of the resolution, but it was tabled after some questions were raised about the price of the homes in the subdivision and if those homes would be appealing to young families to move then send their children to school here.
    • The resolution was approved unanimously on Jan. 6. No additional discussion was had before, or after, the vote.
    • The RDC will ultimately pick which projects would be funded with the additional property tax revenue, but the projects will have to align with the economic development plan.
    • The TIF area will have to go before the county’s Area Plan Commission for approval before a resolution can be voted on by the RDC.

Oct 27, 2021. Nashville’s Municipal Consultant Dax Norton on tourism, ‘whole life’ residents By JOE HREN

    • From a sustainability perspective, you’re not sprawling out, and then if you could put 194 units on three acres, police and fire don’t have to spread, water and sewer – it’s really the sewer that’s missing. And so to get sanitary sewer there and get people off septic, obviously is an EPA mandate. I’d love to see that.
    • Obviously always a negative when you look at the planning process, traffic going to a busy highway. There’s floodplain issues on the site. But it’s better than what it is now, which is a weed infested asphalt lot.

Oct 20, 2021. RDC moving forward with residential TIF, BCD.

    • The Nashville Redevelopment Commission voted in favor of adopting a declaratory resolution for the Woods Lane Residential TIF (tax-increment financing) at their monthly meeting on Oct. 5.
    • The next step in the process requires the Brown County School Board of Trustees to agree with the creation of the residential TIF, in accordance with state statute.
    • The school board did a resolution of agreement in concept, but said they’d revisit once other items were adopted, RDC adviser Ed Curtin said.
    • After a resolution is received from the schools, the RDC will then go before the Brown County Area Plan Commission to ensure all is consistent with the comprehensive plan then to Nashville Town Council for approval. Finally RDC will have to pass a confirmatory resolution and have a public hearing.
    • The TIF district would direct a portion of property taxes to use on projects that benefit the town in some way.

Little Opry Land – Proposed Apartment Project

Sep 7, 2021. BUSINESS BRIEFS: Multiple requests approved by development review commission; update on residential tax-increment financing (TIF)

June 22, 2021 GUEST OPINION: More evidence needed that sewers necessary

  •  Illustrates the links between septic systems, development, and sewer service.

Mar 19, 2021Brown County Matters – FB Post – Purchase of the Little Opry Property

  • Interesting regarding development potential. Nashville has identified its intent to be a “driver” of regional tourism. Nashville’s Town Council approved a Wastewater Master Plan to improve existing infrastructure and expand sewer service to the State Park and to residences.
  • The concept for sewer expansion includes Bean Blossom which will make it difficult to justify federal funding for a new plant in Bean Blossom. Further, no land for a new plant has been acquired nor is there evidence of support from a majority of the potential customers.
  • The wastewater plan alleges support for sewer expansion by potential customers but not need. This impacts the costs associated with loans, hook-up fees, and monthly rates.
  • The Nashville Redevelopment Commission has also developed a Tax Increment Financing (TIF) District that may help fund (via bonds) infrastructure upgrades that they hope can be paid for by taxes from new developments.
  • The Council also identified that they will be developing a new comprehensive plan to guide their vision.
  • The missing (optional) piece for Nashville is making an economic case for the kind of development that will not result in more costs than benefits to all county taxpayers and not just serve the interests of the few.
  • Nashville has had the lowest increase in assessed values (basis for property taxes) in the county.

Mar 16, 2021. Little Nashville Opry property has new owner By Suzannah Couch

  • William Jacob Capital LLC is the new owner of the empty 6.5-acre lot. Andrew Tilton of Brown County is the registered agent for that LLC, according to Indiana Company Directory.
    • Tilton and his brother Jimmy own the Foxfire parking lot in Nashville and the kettle corn food truck there.   … The Tilton brothers bought the Hidden Valley Inn property last year with plans to update and renovate the hotel.
    • The brothers also own several pieces of land in the county, some with the potential to be turned into housing or retail.  Andrew Tilton purchased two Nashville parking lots at the Andy Rogers estate auction in the fall of 2019.
  • The Opry property does not have a sewer hookup, though a wastewater treatment plant sits about a mile from it. Having to figure out wastewater treatment could raise the cost of development depending on what the new owner wants to put there.

Mar 2, 2021. Town starting process of creating a comprehensive plan by Sara Clifford –

  • The Nashville Town Council has talked about several matters at recent meetings that intersect on a common question: What we want Nashville to be in the future, and what we need to do now to get it there?
  • “Based on the assumption that the Redevelopment Commission could receive $4,000,000 in increment over the life of the Tax Increment Financing area, the Commission could spend approximately $4,000,000 on infrastructure in or serving the area.” (pg 30)

Oct 15, 2020 – Final. Nashville Sanitary Sewer Master Plan.  Intent includes an expansion to expand service within a 2.5 miles area of Nashville.  The plan does not include documentation of need in the areas targeted for expansion. Includes my comments on the July 2021 draft. 

Town of Nashville, Utility Services Board (NEW). Town Council hereby establishes a Utility Service Board for the town pursuant to I. C. 8- 1. 5- 3;  and hereby establishes the organization and administrative arrangements under which the town will exercise its authority and discharge its responsibility for utility service (water and wastewater services).

  • President Roger Kelso (term ends 12-31-2024)

  • Vice-President Bob Willsey (term ends 12-31-2022)

  • Secretary Alyn Brown (term ends 12-31-2023)

  • Bob Kirlin (term ends 12-31-2023)  

  • Pam (Tilton) Gould (term ends 12-31-2022). Owner Cornerstone Inn and several properties that would benefit from an expansion of sewer service.

March 10, 2020. New neighborhood proposed in Nashville by  Sara Clifford

    • Steve Miller and Scott Mills are proposing to build up to 15 homes on 11.2 acres between Tuck A Way Ridge Drive and Coffey Hill Road. That acreage, which Miller and Mills bought late last fall, backs up to about 22 existing homes along those two roads and Old State Road 46.

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