The Comprehensive Plan serves as the city’s long-term vision for land use, outlining recommendations for how different areas of the city could develop over time. It provides guidance rather than strict requirements. In contrast, the Unified Development Ordinance (UDO) is part of the City Code and establishes the legally enforceable rules for what can be built, including building size, placement, and allowed uses in each zoning district.

If you are evaluating what can be done on a particular piece of land, it is important to consider both documents. The Comprehensive Plan indicates the intended future use for the area, while the UDO specifies the official zoning regulations. While these two generally align, differences can occur—for example, an area planned for low-density single-family homes could be zoned as SR (Low Density Single-Family Suburban Residential), R-1 (Low Density Single-Family Residential), or R-2 (Low to Moderate Density Single-Family Residential). Understanding both documents is essential for navigating land use and development in the city.

To understand the differences between the currently adopted documents, check out the Comprehensive Master Plan and Unified Development Ordinance (UDO).

This effort goes beyond a routine update. Over the past 30 years, the Comprehensive Plan has become outdated, and the Unified Development Ordinance has expanded from roughly 200 to over 600 pages. Decades of amendments have resulted in a document that is complex, contains contradictory language, and lacks key elements, such as clear standards for building form and design. During this same period, entire industries have emerged, technology has advanced significantly, and preferences for how people live and work have evolved—making incremental amendments increasingly difficult and likely to introduce additional conflicts rather than resolve them.

Bottom line: we need a fresh start with a plan and code that works cohesively and helps build the Noblesville we want to see. This matters more than just deciding where buildings go. How we use our land directly impacts the city's wallet and our ability to keep services running smoothly for the long haul. We need to get smart about matching our development decisions with actual funding realities and make sure we're building a future that pencils out.

This planning effort represents an opportunity for Noblesville to reflect on its past and thoughtfully chart its path forward. The Comprehensive Plan serves as the city’s roadmap for future growth and development, guiding decisions that shape the community for years to come. This process offers a meaningful opportunity for residents and stakeholders to help influence that future.

The outcomes of this plan have real, tangible impacts. Development decisions affect property values, tax rates, and the city’s ability to fund and maintain essential infrastructure such as roads, parks, and public services. They also shape everyday experiences such as commute times, access to local destinations, neighborhood character, walkability, and quality of life. The goal is to foster a stronger community, a healthier environment, and a resilient local economy that benefits all residents. A clear, modern plan improves transparency, helps community members understand what is being proposed, and ensures they have a meaningful voice in shaping the future of Noblesville.

Come to a public workshop, fill out a community survey, share your ideas online! Tell us what you love about Noblesville and what you'd like to see change.

This is your city, and your input matters.
Join the conversation today.