09-28-15 Agenda, Packet & Committee Meeting Notice

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BRIEF COMMENTS ON LOCATION In the preparation of this report, as well as scores of other assignments in this metropolitan area over recent years, the appraiser has reviewed a massive amount of locational data. However, since the client is already familiar with this area and this particular location, setting out detailed locational data would appear to serve no useful purpose. Rather a brief discussion on locational factors is confined to the following comments considered to be particularly relevant. For those interested in statistical information about the city reference should be made to the "General Area Information" in the Addenda. 1. The population in the metropolitan area continues to lose residents to the suburbs. Even though it has stabilized somewhat from the considerable amount of shifting that took place in the 1970's and 1980's, there still seems to be a steady exodus to the suburban areas,particularly the Harris Township area. 2. The industrial base of the city continues to slowly erode. Several of the old manufacturing companies, such as South Bend Toy,the Torrington Company,Raco, Dodge Manufacturing, and Wheelabrator-Frye have left the area for the south or other areas offering free land and tax incentives. 3. Some of the older industries have been replaced with newer industries,primarily UN Tek and UN Kote, located west of the City of South Bend near New Carlisle. McDonald Machinery has located a plant here. Clark Information Technology Center has relocated its headquarters here. South Bend Drug Company completed a new warehouse and distribution center in the Landmark Industrial Park northwest of the city. 4. Real estate values continue to steadily decline. There has been a phenomenal amount of new construct of higher priced homes in Quail Ridge, Quail Valley, Shamrock Hills, Wellington Park, Waterford Green, and other prestigious subdivisions. New subdivisions in Harris Township open on an almost monthly basis. 5. The Grape Road area in the eastern part of St. Joseph County has experienced phenomenal commercial growth. The University Park Mall has been the catalyst for this unprecedented development, and satellite shopping centers have developed in every direction from this center. 6. The Central Business District has changed from its original retail character to almost exclusively governmental and professional offices. Among the newer buildings in the central business district are One Michiana Square,Memorial Skyway Plaza, AM General Corporate Headquarters on the East Race, and the McGladrey Building. 7