HomeMy WebLinkAboutFiscal Plan for Hidden Creek LLC, Annexation Area in Centre TownshipAttes
RESOLUTION
3358 -04
Passed by the Common Council of the City of South Bend, Indiana
July 26,
04
20_.
Presented by me to the Mayor of the City of South Bend, Indiana
July 27, 20 04
City Clerk
dent of Common Council
Approved and signed by me
July 28, 20 04
Ccc
City Clerk
RESOLUTION NO. 3 3 S y— Oaf
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
CENTRE TOWNSHIP
(HIDDEN CREEK LLC, ANNEXATION AREA)
WHEREAS, there has been submitted to the Common Council of the City of South Bend,
Indiana, an Ordinance and a petition by the sole (100 %) property owner which proposes the
annexation ofreal estate located in Centre Township, St. Joseph County, Indiana, which is described
more particularly in Section I of this Resolution, and;
WHEREAS, the territory proposed to be annexed encompasses approximately 31.33 acres
of vacant land, which property is at least 12.5% contiguous to the current City limits, i.e.,
approximately 100% contiguous, and is generally located on the north side of Jackson Road,
approximately 2,000 feet west of Main Street, Centre Township, Indiana. This annexation territory
is intended for development as a single family home subdivision and 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, street
lighting, a sanitary sewer system, a water distribution system and a storm water system; and
WHEREAS, the Common Council of the City of South Bend, Indiana, 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 street and road maintenance, sewage collection, street
sweeping, flushing, and snow removal, police and fire protection, 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 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, or population density; (5)
that the services of a capital improvement nature will be provided to the annexed area within three
(3) years after the effective date of the annexation in the same manner as the 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; and (6) the plan for hiring the employees of other governmental entities whose jobs will be
eliminated by the proposed annexation; and
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 real property located in Centre Township, St. Joseph County, Indiana, described
more particularly as follows, be annexed to the City of South Bend:
A part of the South Half of Section 26, and a part of the North Half of Section 35 all
in Township 37 North, Range 2 East, Centre Township, St. Joseph County, Indiana
and being more particularly described as follows:
Lot 1 as shown on the recorded plat of Hayes' Jackson Road Minor Subdivision, as
Instrument No. 9821482 in the Office of the Recorder of St. Joseph County, Indiana.
Also all that part of Jackson Road bounded on the west by the Penn Central Railroad
and on the north by the northerly line of Lot 1 Hayes' Jackson Road Minor
Subdivision.
Section H. It shall be and hereby is now declared and established that it is the policy of the
City of South Bend, to furnish services to said territory of a non - capital nature, such as police and
fire protection, street and road maintenance, sewage collection, 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 the services furnished by the City to other areas of the City regardless of
similar topography, patterns of land use, or population density; and to furnish to said territory
services of a capital improvement nature, such as street and road construction, street lighting, a
sanitary sewer extension, a water distribution system, and a storm water system, 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, and in a manner consistent with federal, state and local
laws, procedures, and planning criteria.
Section III. The Common Council for the City of South Bend shall and does hereby now
establish and adopt The Fiscal Plan as set forth in Exhibit "A ", attached hereto and made a part
hereof, for the fiunishing of said services to the territory to be annexed, which Fiscal Plan provides
among other things, that except for water line extensions which costs are to be shared equally
between the City and Developer, virtually all capital improvements required to service the
annexation area will be planned, provided, and paid for bythe developer subject to compliance with
state and local law.
Section IV. This Resolution shall be in full force and effect from and of its date of adoption
by the Common Council and approval by the Mayor.
PRESENM
NOY APPROVE®
ADOPTED -
Filed In Clerk's Office
JUL 2 0 2004
JOHN WORDE
CITY CLERK, SO. SEND, IN.
, South
Council
TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND:
Your Committee of the Whole, to whom was referred:
BILL NO.
04 -80 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 CENTRE TOWNSHIP,
HIDDEN CREEK LLC 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.
Sean Coleman
Chairman
CITY OF SOUTH BEND
Hidden Creek, LLC
Annexation Area
FISCAL PLAN
Centre Township
Stephen J. Luecke - Mayor
South Bend City Council
Derek Dieter
Charlotte Pfeifer
Roland Kelly
Ann Puzello
David Varner
Ervin Kuspa
Sean Coleman
Al Kirsits
Karen White
Division of Community Development
Pam Meyer, Director
Larry Magliozzi, Assistant Director
"Exhibit "A"
July 2004
Hidden Creep LLC Annexation Area
TABLE OF CONTENTS
SECTION I. INTRODUCTION ..................................... ..............................3
SECTION H. 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
D.
Code Enforcement
E.
Environmental Services
F.
Administrative Services
SECTION IV. FISCAL IMPACT .................................... ............................... 9
SECTION V.
APPROVAL ................................................. .............................11
TagRates ...................................................................... .............................12
LegalDescription ........................................................... .............................13
Map.................................................................... ............................... 14
2
Hidden Creek LLCAnnezation Area
SECTION I. INTRODUCTION
A. General
This Fiscal Plan represents the City of South Bend's (hereinafter, "City") policy for the annexation
of property in Centre 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 11. GENERAL DATA
A. Location
The Annexation Area is generally located on the north side of Jackson Road, approximately 2,000
west of Main Street. See Map 1.
B. Legal Description
The Annexation Area is part of the South Half of Section 26, and a part of the North Half of
Section 35, all in Township 37 North, Range 2 East, Centre Township, St. Joseph County, Indiana.
For a complete legal description see Table 2.
C. Contiguity
The Annexation Area is at least 1/8 (12.5 %) contiguous to the current City limits:
Contiguous 2,601.23 feet 43%
Non - Contiguous 3,397.94 feet 57%
Total 5,999.17 feet 100%
D. Size. of Annexation Area
The Annexation Area is approximately 31.33 acres in area.
Hidden Creek, LLC Annexation Area
E. Buildings and Land Use
There are no residences in the Annexation Area.
F. Zoning & Subdivisions
The site is zoned "R" Residential in unincorporated St. Joseph County. It is proposed to be zoned
"SFI" Single Family upon incorporation.
G. Population
There are no people residing in the Annexation Area.
H. Tax Rate
The tax rates used are those of 2002 payable in 2003.
The Township Rate will decrease by $.0979 per $100.00 of assessed valuation with the deletion of
the Fire Fighting Fund and the Cumulative Fire assessments.
The tax rate for the Annexation Area will increase by $2.1747 with the addition of the City and
Town Rate, the Redevelopment District Rate and the South Bend Transpo Rate.
The net increase in property taxes will be $2.0362 per $100.00 of assessed valuation. Table 1
shows representative tax rate information as published by the St. Joseph County Auditor.
I. Assessments
2002 payable 2003, St. Joseph County Auditor property tax records:
Land: $5,600.00
Improvements: $0.00
Net: $5,600.00
Estimated net assessment for the proposed development of 71 lots at an estimated value per lot of
$110,000: $7,810,000.00
I Municipal Legislative District
The Annexation Area will be in the 6th District.
Hidden Creek, LLCAnnexation Area
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 Centre Township Trustee has been notified of this Annexation.
SECTION HI. MUNICIPAL SERVICES
A. Public Works
Sewer - Connection to the public sanitary sewer network is available via an eight inch diameter
pipe of adequate size and depth in Jewel Park subdivision, just south of the Annexation Area. The
developer of Hidden Valley (Creek) intends to extend sewers to the site from that subdivision.
Sewer revenues from the development will be sufficient to provide pipe maintenance and sewage
treatment.
No additional public expenditures will be needed to extend existing sewer main facilities.
Water - There is an existing 12" water main at the northwest comer of Jackson Road and Main
Street. There is also a water main at Jackson Road and Linden Road. The developer will be
required to extend the necessary water lines through the proposed subdivision. There is sufficient
capacity to service the Annexation Area from either direction.
The cost to extend the main water line from the Jackson Road and Main Street location is
approximately $70,000.00. The City has agreed to participate at fifty percent (50 %) of the cost of
that extension. For purposes of this fiscal plan, that will be indicated as $35,000.00, but the final
cost will not be determined until bids are publicly solicited, contracts are awarded and the project
is closed out.
Streets — The current proposal for development of this area includes new public streets.
Construction of the streets is the responsibility of the developer. The new streets and the portion
of existing Jackson Road in the Annexation Area will add mileage to the roadway inventory. The
new mileage will add to the State's payments to the Motor Vehicle Highway Fund and Local Road
and Street Account sufficient for street maintenance, sweeping, and snow removal.
Note: It is anticipated that only sweeping and snow plowing will be required over the initial five -
year period, and that repair and replacement costs will not be needed to the fullest extent. As a
result, the cost to maintain the new streets is reduced by one - third.
Street Lighting - The developer will be required to provide street lighting on the streets within the
subdivision. Additional revenue to the General Fund from this annexation area will be sufficient
to pay for the street light operations.
Drainage Plan - The drainage plan for the development of this site has not yet been presented. It
will be addressed through the subdivision process.
Hidden Creep LLC Annexation Area
Waivers of Annexation - No waivers of the right to remonstrate against an annexation are in effect
for the Annexation Area.
2002 Budget Report for the Department:
Expenditures:
State Revenue:
Balance:
Miles of Roadway in City:
Cost per Mile:
New Mileage within Annexation Area(est.):
Total anticipated Maintenance cost:
Cost for Annexation Area per year:
$7,427,294
$5,341,296
$2,086,165
@471
@$4,429
@0.73 miles (3,800 feet)
@$3,233
@$3,233 / 3 = $1,078 * 2
= $2,156.00 (rounded)
When fully developed, this annexation area is not expected to require major capital outlays for
public works vehicles or equipment.
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.
B. Police Department
The noted area would be expected to be added to the already existing BEAT 15. 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. It is located in an area of the city that was recently annexed into the City and is expected
to continue to grow, both in commercial development as well as residential.
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
already existing beat patrol at this time. The area under consideration is not expected to cause any
unusual problems. Cost for servicing this area would be expected to be absorbed by the existing
budget of the Police Department, as the addition of this area would not be significant to the point
of having to increase any budgetary items. 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 and coordination of the conversion
of the 911 emergency phone system for that area.
Note: It is anticipated that the services of this Department will not be required to a great extent,
although monitoring will still be conducted. Therefore, the service cost of the Department has
been reduced by two- thirds to reflect a more realistic actual cost to service the Annexation Area in
the first five years.
2002 Budget Report for the Department:
Expenditures: $7,427,294
Number of Parcels in City (2003): @47,462
Hidden Creels LLC Annexation Area
Cost per Parcel:
Proposed Number of Parcels in Area:
Cost for Annexation Area per year:
C. Fire Department
@$446
71
@$31,666 / 3 = $10,555
The Annexation Area will be serviced primarily by Station #10, located at 5303 York Road
approximately two point seven (2.7) miles away. Additional Fire Department units would respond
from Fire Station #8 located at 2402 Twyckenham Drive which is approximately four point one
(4.1) 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.
Note: It is anticipated that the services of this Department will not be required to a great extent,
although monitoring will still be conducted. Therefore, the service cost of the Department has
been reduced by two- thirds to reflect a more realistic actual cost to service the Annexation Area in
the first five years.
2002 Budget Report for the Department:
Expenditures:
Number of Parcels in City (2003):
Cost per Parcel:
Proposed Number of Parcels in Area:
Cost for Annexation Area per year:
D. Code Enforcement
$15,020,769
@47,462
@$316.48
71
@$22,470 / 3 = $7,490
The Annexation Area will be added to Territory 5.
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.
Note: It is anticipated that the services of this Department will be minimally required to service
the Annexation Area in the first five years. Therefore, the service cost of the Department has been
reduced by one -third to reflect a more realistic actual cost to service the Annexation Area in the
first five years.
2002 Budget Report for the Department:
Expenditures: $2,050,310
Number of Parcels in City (3/1/00): @47,462
Hidden Creep LLCAnnexation Area
Cost per Parcel:
Proposed Number of Parcels in Area:
Cost for Annexation Area per year:
E. Environmental Services
@$43.2
71
@$302 / 3 = $101 * 2 = $202
Environmental Services provides wastewater treatment and administers the City's Solid Waste
service. These services are supported by user fees, and are paid through the Water Works billing
system. Industrial customers are not served:
Single family rate:
Senior rate:
Duplex rate:
Tri-plex:
Quad:
Recycling fee:
$8.00 per month.
$5.50 per month.
$10.50 per month
$13.00 per month
$15.00 per month
$1.97 per month
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 the 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 effect the provision of other services currently
provided to this property on a county -wide 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 some of the county-wide agencies and their services that will
continue to provide the same type and level of services to the Annexation Area.
County-wide services will continue to be supported by the County and Township tax rates that will
remain in effect.
Hidden Creek LLCAnnexation Area
SECTION IV. FISCAL IMPACT
9
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 parcels 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 provide 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. 2002
payable 2003 tax rates, 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.
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 will not be required or possibly requested for many years.
Hence, the cost of providing services over the first five years is largely reduced, and the costs
reflected in this fiscal impact should be evaluated with this in mind.
Hidden Creep LLCAnnexation Area
Summary Table — Estimated Fiscal Impact
Expenditures
Capital (est.)
Non - Capital
Per Year (est.)
5 -Year
Sewer Extension
$0.00
$0
Water Extension
$35,000.00
1
$35,000.00
Street Lights
$0.00
$0
Police
$0.00
$10,555
5
$52,775.00
Fire
$0.00
$7,490
5
$37,450.00
Code
$0.00
$202
5
$1010.00
Street Maintenance
$0.00
$2,156
5
$10,780.00
Street Construction
1 $0.00
1
1 $0
Approximate 5 -Year Cost
$137,015.00
Revenues
Tax Year
@
Property Taxes
unincorporated (est.) =
03104
$113.00
(year 1)
04/05
$88
(year 2)
05/06
$7,700
(year 3)
06/07
$15,500
(year 4)
07/08
$46,700
(year 5)
08/09
$93,400
Note: All Revenues estimated
MVH/LRSA
estimated from 2001 revenue/mile
@$11,340
x 5 years
$33,113
Total
$204,779.00
Estimated full net assessment: $7,810,000.00
Estimated tax income per year after full development potential is reached: $110,000.00
10
Hidden Creek LLC Annexation Area
SECTION V. APPROVAL
11
Approved by the City of South Bend Common Council this day of 2004
Hidden Creek, LLC Annexation Area
12
TABLE 1
TAX RATE INFORMATION - Centre Township
2002 Payable 1003
FUND
CENTRE
TOWNSHIP
% OF
TOTAL RATE
SOUTH BEND
CENTRE
TAX RATE
DIFFERENTIAL
% OF
TOTAL RATE
Total State Rate
0.0033
0.1%
0.0033
0.1%
Total County Rate
0.7366
26.5%
0.7366
16.1%
Township Fund
0.0038
0.0038
Poor Relief Fund
0.0020
0.0020
Fire Fighting Fund
0.0794
- 0.0794
Twp Recreation Fund
Fire Bldg Debt Fund
Fire Equipment Debt
Spcl Fire Dist. General
Spcl. Fire Eqpt. Replace
Cumulative Fire
0.0185
- 0.0185
Total Township Rate
0.1037
4.6%
0.0058
0.1%
I
- 0.0979
Rate decrease
I
Total School Rate
1.4792
60.7%
1.4792
32.3%
Total Library Rate
0.1686
7.0%
0.1686
3.7%
i
i
I
Total City/ own Rate
1.9606
1.9606
42.9%
I Total Redevelopment
District Rate
0.0967
0.0967
i 2.10/(
I
Total Airport Rate
0.0472
I 1.1%
0.0472
0.0406
11.0%
I South Bend Transpo
0.0768
0.0768
1.7%
2.1747
Rate increase
TOTAL TAX RATES
25386
100.0%
45748
2.0362
100.0%
Hidden Creek, LLCAnnezation Area
TABLE 2
LEGAL DESCRIPTION
13
A part of the South Half of Section 26, and a part of the North Half of Section 35 all in Township 37
North, Range 2 East, Centre Township, St. Joseph County, Indiana and being more particularly
described as follows:
Lot 1 as shown on the recorded plat of Hayes' Jackson Road Minor Subdivision, as Instrument No.
9821482 in the Office of the Recorder of St. Joseph County, Indiana. Also all that part of Jackson Road
bounded on the west by the Penn Central Railroad and on the north by the northerly line of Lot 1 Hayes'
Jackson Road Minor Subdivision.
Print Page
FP
MAP 1
Pete Tadeo / Hidden Creek Annexation Area
copyright
2003
The City of
South Bend,
Indiana
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Map provided by The City
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10 N
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1200 CoDNTY-Crtv BUILDING
227W. JEFFERSON BODLEVARD
SourH BEND, INDLINA 46601 -1830
PHONE 574 /235 -9371
FAx 574/235 -9021
TDD 574/ 235 -5567
CITY OF SOUTH BEND STEPHEN J. LUECKE, MAYOR
COMMUNITY & ECONOMIC DEVELOPMENT
SHARON T. KENDALL
EXECUTNE DIRECTOR
July 21, 2004
Ms. Karen White, President
South Bend Common Council
4th Floor, County -City Building
South Bend, IN 46601
Filed In Clerk's Office
,JUL 2 0 2004
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 ANNEXED AREA IN CENTRE TOWNSHIP - HIDDEN CREEK, L.L.C.
ANNEXATION
Dear Ms. White:
I am attaching for filling, the above - referenced resolution, which is a companion to Bill No. 38 -04. This
Bill proposes to annex contiguous territory in Centre Township to the City of South Bend. The resolution indicates
the approval and adoption by the Common Council of the written plan and policy attached thereto concerning the
provision of services, both capital and non - capital in nature, to the territory to be annexed.
Hidden Creek, L.L.C. is a voluntary petition. It is a 31.33 acre parcel on the north side of Jackson Road,
west of US 31. All public improvements will be required to be done at the expense of the developer. The City will
assist in the extension of the main water line from the intersection of Jackson Road and Main Street.
I am requesting that the attached resolution be placed on the July 26, 2004 agenda of the Common Council
meeting at which the companion Bill is given Second Reading. I will be attending the meeting as the presenter.
Your favorable consideration is requested.
cc: John Voorde
Sinc ly,
�
Larry Ma liozzi, As istant Director
Division of Community Development
Filed In Clerk's Office
I;__
I' LIIJ2LI O V i n cLpn aLe ,.+:,...I � �TIVCI Zraden CreehlCounci701 he dnc
I
COMMUNITY DEVEIAPMENT ECONOMIC DEVELOPMENT FINANCIAL A'PROGRAM
PAMELA C. MEYER DONALD E. INKS MANAGEMENT
574/235'9660 574/235 -9371 ELIZABETH LEONARD
FAx: 574/235 -9697 574/235 -9371