HomeMy WebLinkAboutAdopting Fiscal Plan Douglas South Annexation AreaAttes
RESOLUTION
4183 -12
Passed by the Common Council of the City of South Bend, Indiana
May 29, 12
20
Presented by me to the Mayor of the City of South Bend, Indiana
May 30, 20 12
City Clerk
!dent of Common Council
Approved and signed by me �. 20 Z .
City Clerk
RESOLUTION NO. 3
A RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF
SOUTH BEND, INDIANA, ADOPTING A WRITTEN FISCAL PLAN AND
ESTABLISHING A POLICY FOR THE PROVISION OF SERVICES TO AN
ANNEXATION AREA IN CLAY TOWNSHIP
(DOUGLAS SOUTH ANNEXATION AREA)
WHEREAS, there has been submitted to the Common Council of the City of South Bend,
Indiana, an Ordinance and a petition by all (100 %) property owners which proposes the
annexation of real estate located in Clay Township, St. Joseph County, Indiana, which is more
particularly described at Section I of this Resolution; and
WHEREAS, the territory proposed to be annexed encompasses approximately 0.75 acres
of vacant land, which property is at least 12.5% contiguous to the current City limits, i.e.,
approximately 75.8% contiguous, generally located on the south side of Douglas Road east of
State Road 23 (17210 Douglas Road). It is anticipated that the annexation area will be used for
commercial purposes as permitted by the zoning ordinance. This site will require a basic level of
municipal public services of a non - capital improvement nature, including police and fire
protection, street and road maintenance, street sweeping, flushing, snow removal, and sewage
collection, as well as services of a capital improvement nature, including street and road
construction, sidewalks, street lighting, a sanitary sewer system, a water distribution system, and
a storm water system and drainage plan; and
WHEREAS, the South Bend Common Council now desires to establish and adopt a fiscal
plan and establish a definite policy showing: (1) the cost estimates of services of a non - capital
nature, including police and fire protection, street and road maintenance, street sweeping,
flushing, and snow removal, and sewage collection, and other non - capital services normally
provided within the corporate boundaries; and services of a capital improvement nature including
street and road construction, street lighting, a sanitary sewer extension, a water distribution
system, and a storm water system to be furnished to the territory to be annexed (2) the method(s)
of financing those services; (3) the plan for the organization and extension of those services; (4)
that services of a non - capital nature will be provided to the annexed area within one (1) year
after the effective date of the annexation, and that they will be provided in a manner equivalent
in standard and scope to similar non - capital services provided to areas within the corporate
boundaries of the City of South Bend, regardless of similar topography, patterns of land use, and
population density; (5) that services of a capital improvement nature will be provided to the
annexed area within three (3) years after the effective date of the annexation within the same
manner as those services are provided to areas within the corporate boundaries of the City of
South Bend regardless of similar topography, patterns of land use, or population density, and in a
manner consistent with federal, state and local laws, procedures, and planning criteria; and (6)
the plan for hiring the employees or other governmental entities whose jobs will be eliminated by
the proposed annexation.
WHEREAS, the Board of Public Works of the City of South Bend, and the Board of
Public Safety of the City of South Bend, have each approved a written fiscal plan and established
a policy for the provision of services to the territory proposed to be annexed, which plan and
policy the Common Council finds to be appropriate and in the best interest of the City, and,
which it desires to adopt.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMON COUNCIL OF THE
CITY OF SOUTH BEND, INDIANA, AS FOLLOWS:
Section I. It is in the best interest of the City of South Bend and the area proposed to be
annexed that the following described real property located in Clay Township, St. Joseph County,
Indiana be annexed to the City of South Bend:
A parcel of land being a part of the Northeast Quarter of the Northeast Quarter of
Section 32, Township 38 North, Range 3 East and being more particularly
described as follows: Commencing at the Northwest Corner of the Northeast
Quarter of the Northeast Quarter of said Section 32; thence North 89'16'18" East
along the North line of said Section 32, 140.70 feet; thence South 00 °12'28"
West, 45.01 feet to the point of beginning; thence North 89'16'18" East parallel
to the North line of said Section 32, 185.55 feet to a point on the West line of
Douglas Road Partners Minor, recorded in Instrument Number 0917426 in the
Office of the Recorder of St. Joseph County, Indiana; thence South 00 °29'43"
East along said West line of said Minor, 175.00 feet; thence South 89'16'18"
West along the Northerly line of Lot 3 in said Minor, 187.70 feet to the East line
of a parcel of land recorded in Deed Record 784, Page 80 in said Recorders
Office; thence North 00 °12'28" East along said East line, 175.02 feet to the point
of beginning, said parcel containing 0.75 acres, more or less, and subject to all
right -of -way, easements, covenants and restrictions of record.
Section II. It shall be and hereby is now declared and established that it is the policy of
the City of South Bend, to furnish to said territory services of a non - capital nature, such as police
and fire protection, street and road maintenance, street sweeping, flushing, and snow removal,
within one (1) year of the effective date of the annexation in a manner equivalent in standard and
scope to services furnished by the City to other areas of the City regardless of similar
topography, patterns of land utilization, and population density; and to furnish to said territory,
services of a capital improvement nature such as street and road construction, sidewalks, a street
light system, a sanitary sewer system, a water distribution system, a storm water system and
drainage plan, within three (3) years of the effective date of the annexation in the same manner
as those services are provided to areas within the corporate boundaries of the City of South Bend
regardless of similar topography, patterns of land use, or population density.
Section III. The South Bend Common Council, shall and does hereby now establish and
adopt the Fiscal Plan, attached hereto as Exhibit "A ", and made a part hereof, for the furnishing
of said services to the territory to be annexed, which provides, among other things, that the
public sanitary sewer and water network is available with capacity sufficient to service this area
with fees for prior main line extensions due upon application for a tap permit and any
improvements in sewer or water capacity to be paid by the developer in compliance with State
and Local law; that no additional street lighting will be necessary; and that no new roads or
streets will be required.
Section IV. It is a further condition of annexation that any future alterations to the
property meet the City of South Bend's building and zoning regulations and requirements.
Section V. This Resolution shall be effective from and of the date of adoption by the
Common Council and approval by the Mayor.
PRESENTED
NOT APPR4vE q
ADOPTEEd
Member, South Bend Common Council
FUled Office
MAY 1
CITY CLERK, sGUl'
JON.
11 SEND, IN
TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND:
Your Committee of the Whole, to whom was referred:
BILL NO.
12 -42 A RESOLUTION OF THE COMMON COUNCIL OF THE
CITY OF SOUTH BEND, INDIANA, ADOPTING A WRITTEN
FISCAL PLAN AND ESTABLISHING A POLICY FOR THE
PROVISION OF SERVICES TO AN ANNEXATION AREA IN
CLAY TOWNSHIP DOUGLAS SOUTH ANNEXATION
AREA
Respectfully report that they have examined the matter and that in their opinion,
this bill is being recommended to the full Council with a favorable
recommendation.
This bill was heard by the Zoning and Annexation Committee.
Karen L. White
Chairperson, Committee of the Whole
THE CITY OF SOUTH BEND
FISCAL PLAN
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Pete Buttigie Mayor
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y° South Bend Comrrn Council
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Tim` Scott .:
Mo... y Henry Davis, Jr s k.4..
Valerie Schey
Fred Ferlic
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David Varner
Oliver Davis
Derek Dieter
Gavin Ferlic
Karen White
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Prepared By
O y of South Bend
Division ofommunity Development "
227 W Of f Blvd., Suite 1200 S
Sou Bend �1* ,4 6601
Pamela C er Director
M
Michael Di -1 I nner _
Exhibit
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April 12 P2� F
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1200 COUNTY -CiTr BUILDING
227 W. JEFFERSON BOULEVARD
SOUTH BEND, INDIANA 46601 -1830
May 1, 2012
PHoNE574/235 -9371
FAx 574/235 -9021
CITY OF SOUTH BEND PETE BUl IIGTEG, MAYOR
COMMUNITY & ECONOMIC DEVELOPMENT
Mr. Derek Dieter, President
South Bend Common Council
4th Floor, County -City Building
RE: A Resolution of the Common Council of the City of South,Bend, Indiana, Adopting a
Written Fiscal Plan and Establishing a Policy for the Provision of Services to an
Annexation Area in Clay Township (Douglas South Annexation Area)
Dear Mr. Dieter:
I am attaching for filing the aforementioned resolution, which is a companion to Bill No. 08 -12.
That Bill proposes to voluntarily annex contiguous territory in Clay Township to the City of
South Bend. The resolution provides for the Common Council's approval and adoption of the
written plan and policy concerning the provision of services, both capital and non - capital, to the
territory to be annexed.
This 0.75 -acre annexation area contains one parcel on Douglas Road, east of State Road 23. All
public improvements, if any, will be required to be done at the expense of the developer.
I request that the attached resolution be placed on the May 29, 2012, agenda of the Common
Council meeting at which the companion Bill is given Second Reading. I will be attending the
meeting, as well as the Zoning & Annexation Committee hearing, as the presenter.
If you have any questions, please feel free to contact me at 235 -5843. Thank you.
Sincerely,
eh(,;44W
Michael P. Divita
Planner
cc: Janice Talboom, City Clerk's Office
Commug TY DEVELOPMENT ECONowc DEVELOPMENT
PAMELA C. MEYER - DONALD E. INKS
574/235 -9660 574/235 -9371
Fax: 574/235 -9469
Douglas South Annexation Area 2
TABLE OF CONTENTS
SECTION I. INTRODUCTION .............................. ............................... 3
SECTION II. GENERAL DATA ................................ ............................... 3
A. Location
B. Legal Description
C. Contiguity
D. Size of Annexation Area
E. Buildings and Land Use
F. Zoning & Subdivisions
G. Population
H. Tax Rate
I. Assessments
J. Municipal Legislative District
K. Hiring Plan
SECTION III. MUNICIPAL SERVICES ..................... ............................... 5
A.
Public Works
B.
Police Department
C.
Fire Department &.EMS
D.
Code Enforcement
E.
Environmental Services
F.
Administrative Services
SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA .......... 9
SECTION V. FISCAL IMPACT ............................... ............................... 10
Fiscal Impact: TABLE 1 .................................... ............................... 11
SECTION VI. APPROVAL ........................................ ............................... 12
LegalDescription ............................................ ............................... 13
Map: MAP 1 ...................................................... ............................... 14
Douglas South Annexation Area 3
SECTION I. INTRODUCTION
This Fiscal Plan represents the City of South Bend's (hereinafter, "City") policy for the
annexation of property in Clay Township, St. Joseph County, Indiana (hereinafter,
"Annexation Area "), and was developed through the cooperative efforts of the Area Plan
Commission and the following City Departments:
Legal Department
Department of Public Works
South Bend Fire Department
South Bend Police Department
Department of Code Enforcement
Department of Community and Economic Development
Department of Administration and Finance
SECTION II. GENERAL DATA
A. Location
The Annexation Area is located on the south side of Douglas Road, about 0.15 miles east of
State Road 23 (17210 Douglas Road). See Map 1.
B. Legal Description
The Annexation Area is part of the Northeast Quarter (1/4) of the Northeast Quarter (1/4) of
Section Thirty -Two (32), Township Thirty -Eight (38) North, Range Three (3) East, in Clay
Township, St. Joseph County, Indiana. For a complete legal description, see Page 13.
C. Contiguity
The Annexation Area is at least 1/8 (12.5 %) contiguous to the current City limits:
Contiguous 548 feet 75.8%
Non - Contiguous 175 feet 24.2%
Total 723 feet 100%
D. Size of Annexation Area
The Annexation Area is approximately 0.75 acres in area.
E. Buildings and Land Use
The Annexation Area contains vacant single - family residential land. A commercial use,
potentially a dentist office, is proposed.
Douglas South Annexation Area 4
F. Zoning & Subdivisions
The one property in the Annexation Area is currently zoned "R" Single Family District in St.
Joseph County. With the annexation petition, the petitioner is seeking to rezone the property
to "CB" Commercial Business District in the City.
G. Population
Zero (0) persons currently reside in the Annexation Area, and no residents are proposed to
live in the Annexation Area.
H. Tax Rate
The tax rates used are those of 2011 payable 2012.
The total tax rate for unincorporated Clay Township is 2.4435 per $100 of taxable real estate.
The total tax rate for South Bend Clay Township is 5.3321 per $100 of taxable real estate.
Per HEA 1001, the tax caps expressed as a percentage of the gross assessed value for
different classifications of property are as follows, regardless of the property's location being
within South Bend or unincorporated St. Joseph County:
Property Type
Ca
Homestead
1.0%
Non - Homestead Residential
2.0%
Agricultural
2.0%
Other Commercial
3.0%
I. Assessments
2011 payable 2012, St. Joseph County Auditor property tax records:
Land: $43,900
Improvements: $0
Total (Gross): $43,900
Total (Net): $43,900
3. Municipal Legislative District
The Annexation Area will be in the 4th District.
K. Hiring Plan
It is anticipated that this annexation will not result in the elimination of jobs for employees of
any other governmental entities. The Clay Township Trustee has been notified of this
proposed Annexation.
Douglas South Annexation Area 5
SECTION III. MUNICIPAL SERVICES
A. Public Works
Sewer - A 10" diameter sanitary sewer exists on the Douglas Road frontage of the annexation
area. The sewer has sufficient capacity to carry load expected from this Annexation Area and
potential future extensions. No additional expenditures will be needed to extend sewer
facilities. The City of South Bend and partners extended sewer to this area. It will be
necessary to recover a pro rata share of fees for the sewer extension when this property is
connected to the South Bend sewer system.
Water - The South Bend Water Works currently has a 10" water main on the north side of
Douglas Road.
South Bend Water Works has no recent flow test data for this location but the static pressure
will be about 50 psi. There is adequate capacity for the Annexation Area. No additional
expenditures will be needed to extend water facilities.
Extensions of, or taps into sanitary sewer and water lines shall be governed by I.C. 36-9-22 -
2, I.C. 8 -1.5 -3 and 4, and the rules and regulations of the South Bend Water Works and
Sewer Utility.
Street Lighting - No additional street lighting will be necessary. The existing street lighting
system adequately covers this area.
Waivers of Annexation - No waivers of right to remonstrate against annexation are in effect
for this area.
Streets - Douglas Road is already within City limits and maintained by the City. No street
construction or other public capital expenses are planned.
2011 Actual Budget Report for the Department:
Expenditures: $9,402,157
Miles of Roadway in City: @499.3
Cost per Mile: @$18,830
New Mileage within Area: @0.00 miles (0 feet)
Estimated Maintenance cost
for Annexation Area per year: @$0
Douglas South Annexation Area 6
B. Police Department
The Annexation Area would be expected to be added to the existing Beat 11. Police patrols,
traffic enforcement, and emergency responses will be part of the services the City will offer to
this area. This proposed annexation would require officers to cover a relatively small
additional area to this beat.
At this time, it is not expected that this annexation would cause calls for service to increase
significantly and it is not anticipated that it will be necessary to increase police patrols beyond
the existing beat patrol. The area under consideration is not expected to cause any unusual
problems.
At the present time, the cost for servicing the proposed area is not expected to impact the
existing budget of the Police Department with any significance. However, this area, as well as
all other areas of the City, will continually be monitored for level of service demands and
other criteria that would necessitate additional resources through budgetary increases or
possible shifting of existing resources, such as a beat restructure.
Police services and response time in this area can be expected to be comparable and
consistent with that as in all other areas of the City. Police coverage to this area could begin
immediately upon annexation.
Note: The cost of service for this Annexation Area is based on the number of parcels.
Household information is provided for comparative purposes.
2011 Actual Budget Report for the Department:
Expenditures (including pension cost):
Number of Households in City (2010):
Cost per Household:
Number of Parcels in City (2011):
Cost per Parcel:
Proposed Number of Households in Area
Number of New Parcels:
Cost for Annexation Area per year:
C. Fire Department
$34,921,936
@39,760
@$878
@48,360
@$722
0
1
$722 (1 parcel x $722 / parcel)
Fire Response - The South Bend Fire Department provides a fully staffed, full -time fire
department. The Annexation Area will be serviced primarily by Fire Station #3, located at
1805 McKinley Avenue, approximately 2.7 miles away. Additional Fire Department units
would respond from Fire Station #9 at 2520 Mishawaka Avenue, which is approximately 3.9
miles away.
The South Bend Fire Department does not foresee any unusual fire protection problems
related to this annexation. Response times will be comparable to other areas of the City. No
additional equipment will need to be purchased or personnel hired to service the Annexation
Area. Adequate water supply will be necessary as development takes place.
Douglas South Annexation Area 7
Emergency Medical Response - The City, under contract with St. Joseph County, provides
emergency medical response to the unincorporated areas of St. Joseph County. Of the seven
ambulances currently in service, 3 are dedicated for response to the unincorporated areas.
These are Medic Units #10, 11, and 12. The Annexation Area will be serviced by Medic #12,
which is at Penn Township Fire Station #2, located at 13750 McKinley Highway, before
annexation. After annexation, this area will be serviced by Medic #3, which is at Fire Station
#2, located at 402 Martin Luther King, Jr. Drive (approximately 4.1 miles away), and Medic
#2, which is at Fire Station #1, located at 1222 S. Michigan Street.
Emergency medical response will continue to be provided by the City of South Bend.
Response times will be comparable to other areas of the City. No additional equipment will
need to be purchased or personnel hired to service the Annexation Area. Emergency medical
services are supported by user fees.
Note: The cost of service for this Annexation Area is based on the number of parcels.
Household information is provided for comparative purposes.
2011 Actual Budget Report for the Department:
Expenditures (including pension cost):
Number of Households in City (2010):
Cost per Household:
Number of Parcels in City (2011):
Cost per Parcel:
Proposed Number of Households in Area:
Number of New Parcels:
Cost for Annexation Area per year:
D. Code Enforcement
The Annexation Area will be added to Area 4.
$27,594,700
@39,760
@$694
@48,360
@$571
0
1
$571 (1 parcel x $571 / parcel)
The Department of Code Enforcement will be able to provide services to the Annexation Area
with comparable response times. The Department will respond to calls for service upon the
effective date of the Annexation. Full and dedicated response will be in place within one year
of the effective date of the Annexation.
2011 Actual Budget Report for the Department:
Expenditures:
Number of Parcels in City (2011):
Cost per Parcel:
Proposed Number of Parcels in Area
Cost for Annexation Area per year:
$2,202,537
@48,360
@$46
1
$46 (1 parcel x $46 / parcel)
Douglas South Annexation Area 8
E. Environmental Services
Wastewater Treatment - Wastewater treatment services are supported by user fees, and are
paid through the Water Works billing system.
Solid Waste - Industrial, commercial, and apartment customers are generally not served by
the Bureau of Solid Waste. However, the Bureau of Solid Waste is able to provide service to
small commercial customers such as this proposed. The cost to provide solid waste services
would be $12 per month with service beginning on the effective date of the Annexation.
F. Administrative Services
The City of South Bend provides a wide range of services other than those noted above, such
as the Mayor's office, the Legal Department, and Parks & Recreation.
These services are available upon the effective date of the Annexation. Full and dedicated
response for non - capital services will be in place within one year of the effective date of the
Annexation. Costs for these services have not been calculated.
The incorporation of the Annexation Area will not affect the provision of other services
currently provided to this property on a countywide basis. The St. Joseph County Health
Department, the St. Joseph County Public Library, the Area Plan Commission, and the St.
Joseph County /South Bend Building Department are among the countywide agencies that will
continue to provide the same type and level of services to the Annexation Area.
Countywide services will continue to be supported by the County and Township taxes that will
remain in effect.
Doualas South Annexation Area 9
SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA
This proposed annexation will add vacant land to the City of South Bend. The Annexation
Area is presently zoned "R" Single Family District in St. Joseph County. The Memorial Home
Care office zoned "CB" Community Business District in the City is located to the north. To the
east is a vacant outlot and Brown Mackie College zoned "CB" Community Business District in
the City. To the south is a vacant lot zoned "CB" Community Business District in the City. To
the west is a single - family home zoned "R" Single Family District in the County.
A commercial use, potentially a dentist office, is proposed. The preliminary site plan shows a
3,830 square foot building with a parking lot providing 33 spaces. Vehicular access to the
property shall be made via an extension of the internal access drive currently in place to the
southeast. No curb cuts will be made to Douglas Road. Pedestrian access to the Douglas
Road sidewalk should be provided. Any improvements or future changes will need to meet
the City's applicable building and zoning ordinances.
The Annexation Area is located along a corridor that has experienced rapid commercial growth
over the last few years. Redevelopment of the Douglas Road residential properties
immediately to the west of the Annexation Area into commercial uses is anticipated over the
next few years. The recent widening of Douglas Road from State Road 23 to the Mishawaka
city limits supports this commercial development.
Filed in Clerk's offlv
E3 MAY2012
JOHN
?:' :0yR
CITY CLERK, 3L SEND,
Doualas South Annexation Area 10
SECTION V. FISCAL IMPACT
1) Essential city services can be made available to the residents (and territory) of the
Annexation Area in a timely and comparable fashion per the requirements of State law and
this fiscal plan.
2) The City is financially able to support city services to the territory sought to be annexed.
3) Required improvements made by the petitioner and /or owner of the parcel(s) must be
made in accordance with the standards of the City of South Bend.
4) Required improvements made by the City will be completed within the time frames
provided by State law and this fiscal plan.
5) All figures are estimates. Final cost of capital expenditures, if any, will not be determined
until bids are publicly solicited, contracts are awarded, and projects are closed out.
6) Property tax revenue and land assessment estimates are based on a combination of: 2011
payable 2012 tax information, taxes paid in previous years by a comparable development,
estimates of units built, estimates of unit values and land assessments, and tax abatements
or adjustments, if any. Tax rates are subject to change every year, and property tax
revenues may be subject to tax caps.
7) Department expenditures and revenues are derived from the City of South Bend Budget.
8) The estimated costs to provide services, noted in Section III, Municipal Services, is a City-
wide average based on a particular budget year. In the case of the proposed development in
the Annexation Area, some of these services may not be required or possibly requested for
many years. Hence, the cost of providing services over the first five years should be
evaluated with this in mind.
Douglas South Annexation Area 11
TABLE 1
Summary Table — Estimated Fiscal Impact
Expenditures
Capital
Est.
Non - Capital
Per Year Est.
Notes
5 -Year Total
Street Construction
$0
$24,567
Year 2
$0
Sewer Extension
$0
Year 4
Connection at
petitioner's
expense
$0
Water Extension
$0
Estimated at revenue
per mile of $11,707
Connection at
petitioner's
expense
$0
Street Lights
$0
$0
Street Maintenance
$0
$0
$0
Police
$0
$722
$3,610
Fire
$0
$571
$2,855
Code
$0
$46
$230
Approximate 5 -Year Expenditures
$6,695
Revenues
Notes
Total (Est.)
5 -Year Total
Property Taxes
(to City)
Year 1
$747
$24,567
Year 2
$5,955
Year 3
$5,955
Year 4
$5,955
Year 5
$5,955
MVH /LRSA
Estimated at revenue
per mile of $11,707
$0
$0
Approximate 5 -Year Revenues
$24,567
Revenue estimate based on $43,900 net assessment and capped commercial tax rate of 3%
of $43,900 gross assessment prior to development, and $350,000 net assessment and capped
commercial tax rate of 3% of $350,000 gross assessment after development, first taxable in
Year 2.
Douglas South Annexation Area 12
SECTION VI. APPROVAL
Approved by the City of South Bend Common Council this day of
2012.
Douglas South Annexation Area 13
LEGAL DESCRIPTION
A parcel of land being a part of the Northeast Quarter of the Northeast Quarter of Section 32,
Township 38 North, Range 3 East and being more particularly described as follows:
Commencing at the Northwest Corner of the Northeast Quarter of the Northeast Quarter of
said Section 32; thence North 89 016'18" East along the North line of said Section 32, 140.70
feet; thence South 00 012'28" West, 45.01 feet to the point of beginning; thence North
89 016'18" East parallel to the North line of said Section 32, 185.55 feet to a point on the West
line of Douglas Road Partners Minor, recorded in Instrument Number 0917426 in the Office of
the Recorder of St. Joseph County, Indiana; thence South 00 029'43" East along said West line
of said Minor, 175.00 feet; thence South 89 016'18" West along the Northerly line of Lot 3 in
said Minor, 187.70 feet to the East line of a parcel of land recorded in Deed Record 784, Page
80 in said Recorders Office; thence North 00 012'28" East along said East line, 175.02 feet to
the point of beginning, said parcel containing 0.75 acres, more or less, and subject to all
right -of -way, easements, covenants and restrictions of record.
Douglas South Annexation Area 14
MAP 1
Douglas South Annexation Area
0 125 250 500
=Douglas South Annexation Area 10 City of South Bend
Feet
Prepared by City of South Bend Department of Community & Economic Development Ma
Filed in rk oflics
E MAY- � .��
zurz
JOHN
CITY CLERK, �CUTH SIEN 0, ija