HomeMy WebLinkAboutFiscal Plan for Douglas Road Annexation Area in Clay TownshipRESOLUTION
3753-07
Passed by the Common Council of the City of South Bend, Indiana
May 29, 20 07
Attest:
Presented by me to the Mayor of the City of South Bend, Indiana
May 30,
20 07
City Clerk
President of Common Council
Approved and signed by me Mav 31; 20~Z_.
~'~~-~~
City Clerk
~Y~
RESOLUTION NO. 3 ~ 5 3'0,
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 ROAD 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 2.166
acres of vacant land, which property is at least 12.5% contiguous to the current City limits, i.e.,
approximately 14.6% contiguous, generally located at the Northeast corner of State Road 23 and
Douglas Road. It is anticipated that the annexation area will be developed for office-retail
buildings and a parking lot. This development will require a basic level of municipal public
services of anon-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 anon-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; and
WHEREAS, the City of South Bend Board of Public Works and Board of Public Safety
have each approved a written fiscal plan and established a policy which the Common Council
finds to be appropriate and in the best interests 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 PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER OF SECTION 29 AND A PART OF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 32, ALL IN
TOWNSHIP 38 NORTH, RANGE 3 EAST, MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 29, ALSO
BEING THE SOUTHEAST CORNER OF PARCEL II AS DESCRIBED IN
INSTRUMENT NUMBER 8518872, RECORDED IN THE OFFICE OF
RECORDER OF ST. JOSEPH COUNTY, INDIANA; THENCE SOUTH
ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 32, A DISTANCE OF 40.00 FEET TO-
THE SOUTH RIGHT OF WAY LINE OF DOUGLAS ROAD AS DEDICATED
PER DUGDALE ACRES 2ND ADDITION, RECORDED IN PLAT BOOK 18,
PAGE D-1 IN THE OFFICE OF RECORDER OF ST. JOSEPH COUNTY,
INDIANA; THENCE SOUTH 89 DEGREES 16 MINUTES 18 SECONDS
WEST, ALONG THE SOUTH RIGHT OF WAY LINE OF DOUGLAS ROAD,
A DISTANCE OF 585.11 FEET TO A NORTHWEST CORNER OF LOT 16 IN
SAID DUGDALE ACRES 2ND ADDITION; THENCE SOUTH 50 DEGREES
12 MINUTES 28 SECONDS WEST, A DISTANCE OF 48.47 FEET TO A
POINT ON THE EAST RIGHT OF WAY LINE OF STATE ROAD 23;
THENCE NORTH 34 DEGREES 02 MINUTES 35 SECONDS EAST, ALONG
THE EAST RIGHT OF WAY LINE OF STATE ROAD 23, A DISTANCE OF
153.49 FEET TO THE SOUTHWEST CORNER OF LOT A OF STANDARD
FEDERAL BANK REPEAT AS RECORDED UNDER INSTRUMENT
NUMBER 9432933 IN THE OFFICE OF SAID RECORDER; THENCE THE
NEXT TWO COURSES ALONG THE NORTH RIGHT OF WAY. OF
DOUGLAS ROAD AS SHOWN ON SAID STANDARD FEDERAL. BANK
REPEAT: (1) .SOUTH 39 DEGREES 41 MINUTES 06 SECONDS EAST, A
DISTANCE OF 19.98 FEET; (2) THENCE NORTH 89 DEGREES 16
MINUTES 18 SECONDS EAST, A DISTANCE OF 223.10 FEET TO THE
SOUTHEAST CORNER OF LOT 1 IN SAID STANDARD FEDERAL BANK
REPEAT,. ALSO BEING ON THE WEST LINE OF PROPERTY AS
DESCRIBED IN DEED RECORD BOOK 845, PAGE 458, RECORDED IN
THE OFFICE OF SAID RECORDER; THENCE NORTH ALONG THE
COMMON LINE OF DEED RECORD BOOK 845, PAGE 458 AND
STANDARD FEDERAL BANK REPEAT, A DISTANCE OF 160.00 FEET TO
THE NORTH LINE OF PROPERTIES DESCRIBED IN INSTRUMENT
NUMBER 8518872 AND DEED RECORD BOOK 845, PAGE 458; THENCE
NORTH 89 DEGREES 16 MINUTES 18 SECONDS EAST, ALONG SAID
NORTH PROPERTY LINES, PARALLEL WITH THE SOUTH LINE OF
SECTION 29, A DISTANCE OF 300.00 FEET TO THE EAST LINE OF
PARCEL II AS DESCRIBED IN INSTRUMENT NUMBER 8518872, SAID
LINE ALSO BEING THE WEST LINE OF ECLIPSE DOUGLAS ROAD
MINOR SUBDIVISION, RECORDED AS INSTRUMENT NUMBER 0525591
IN THE OFFICE OF RECORDER OF ST. JOSEPH COUNTY, INDIANA;
THENCE SOUTH ALONG THE COMMON LINE OF INSTRUMENT
NUMBER 8518872 AND 0525591, A DISTANCE OF 200.00 FEET TO THE
POINT OF BEGINNING.
Section II. That 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 anon-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. That 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 network and water main are available to service this area with any
extensions for future development to be paid by the developer; that street lighting, parking,
sidewalks, and similar improvements, together with a drainage. plan. will be constructed by the
developer and paid out of a contemplated TIF fund or paid by the developer if a TIF District
cannot be established; and that an expansion of Douglas Road is planned to be paid from public
funds.
Section IV. It is required as a condition of annexation that neo-traditional building/site
design elements be included in terms of context, setback, orientation, spacing, style, massing,
height, entry, fenestration, materials, accessory buildings, landscape buffering and lighting that
achieve development and design of the highest possible quality. It is required that the annexation
area integrate harmoniously with the surrounding residential areas to the north. In consideration
of pedestrian safety and proper vehicular movement, it is further required as a condition of
rezoning and annexation that the developer give very careful consideration to vehicular access
and circulation as well as pedestrian movement for the development within the annexation area.
All screening, sidewalks, signage and vehicular access shall conform to the latest-City of South
Bend .standards and ordinances. Building plans and other information to satisfy these
requirements must be submitted by the developer to the City as part of the development review
process. Failure to comply with all the conditions may result in the City's repeal of annexation.
Section V. This Resolution shall be effective from and of the date of adoption by the
Common Council and approval by the Mayor.
Adopted the 2~ -~^ day of ,2007.
,~--~ r
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Member, S Bend Common Council
PRESENTED S _Z~ ~~~
Fi~r~ ~n CI~r'~C'S ~~fiCe
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CITY C~._~.._-~.~°" '~*~a'.--
NOT APPROVED
ADAPTED ~ zs-d~
TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND:
Your Committee of the Whole, to whom was referred:
BILL NO.
07-75 A RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF
SOUTH BEND, INDIANA ADOPTING AWRITTEN FISCAL PLAN AND
ESTABLISHING A POLICY FOR THE PROVISIONS OF SERVICES TO
AN ANNEXATION AREA IN CLAY TOWNSHIP, DOUGLAS ROAD
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 no recommendation due to a lack of a
quorum.
Karen L. White
Chairperson
CITY OF S'O UTH BEND
FISCAL PLAN
DOUGLAS ROAD
Annexation Area
Clay Township
Stephen J. Luecke -Mayor
South Bend City Council
Derek Dieter
Charlotte Pfeifer
Roland Kelly
Ann Puzello
David Varner
Ervin Kuspa
Al Kirsits
Timothy Rouse
Karen White
Division of Community Development
Pam Meyer, Director
Marco Mariam, Assistant Director
Exhibit "A"
Apri12007
Fii~~ In Cierk's Office
`' ^" 1 2007
JC ~tl t~GGS^F
Douglas Road 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 .........................................................................11
Fiscal Impact: TABLE 1 .........................................................................12
SECTION VI. APPROVAL ...................................................................................13
Tax Rate Information: TABLE 2 ....................................................................14
Legal Description :............................................................................................15
Map: MAP 1 .......................................................................................................17
Douglas Road Annexation Area 3
SECTION I. INTRODUCTION
A. General
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 generally located at the northeast corner of Douglas Road and State Road
23. See Map 1 on page 17.
B. Legal Description
The Annexation Area is part of the southwest quarter of the southeast quarter of Section 29,
Township 38 North, Range 3 East, Clay Township, St. Joseph County, Indiana. For a complete
legal description see Page 1 S.
C. Contiguity
The Annexation Area is at least 1/8 (12.5%) contiguous to the current City limits:
Contiguous 240 feet 14.6%
Non-Contigz~ous 1,405 feet 85.4%
Total 1,645 feet 100%
Douglas Road Annexation Area 4
D. Size of Annexation Area
The Annexation Area is approximately 2.166 acres in area.
E. Buildings and Land Use
The site contains a grouping of two single-family residential buildings. The area will be zoned
"CB" Community Business upon annexation, and is slated for office and retail use.
F. Zoning & Subdivisions
The site is zoned "R" Residential in unincorporated St. Joseph County. It is proposed to be zoned
"CB" Community Business upon approval of the City Council and incorporation into the City of
South Bend.
G. Population
Current Population: 4
Proposed Population: 0
H. Tax Rate
The tax rates used are those of 2005 payable in 2006.
The Township Rate will decrease by $0.2342 per $100.00 of assessed valuation with the deletion
of the Fire Building Department, Special Fire District General, and the Special Fire District
Replacement funds.
The tax rate for the Annexation Area will increase by $2.2971 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 $2.0629 per $100.00 of assessed valuation. Table 2
shows representative tax rate information as published by the St. Joseph County Auditor.
I. Assessments
2005 payable 2006, St. Joseph County Auditor property tax records:
Land: $15,500
Improvements: $264,700
Net: $280,200
Douglas Road Annexation Area S
J. 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 Annexation by
letter.
SECTION III. MUNICIPAL SERVICES
A. Public Works
Sewer -Sanitary sewer service to the site is currently available in a ten inch diameter sewer on
Douglas Road. This sewer has adequate capacity to serve the Annexation Area. Public sewer
extensions, at developer expense, will be necessary to serve any new lots created by future subdivision
of this annexation area, if any.
Water -The South Bend Water Works currently has a 10" water main along the north side of
Douglas that ends approximately 1500 feet east of State Road 23. We have no flow test data for
this area but a pressure reading taken on 3/29/07 indicated a static pressure of 61 psi. There should
be adequate flow for the proposed Annexation Area.
Street Lighting -The City of South Bend has an agreement with developers of property along Douglas
Road inside and outside the Annexation Area to create a tax increment financing district to fund
infrastructure in the annexation area and all of Douglas Road from State Road 23 to the Mishawaka
city limits. The TIF will provide funds to construct adequate street lighting, and other improvements.
Additional revenue to the General Fund from this annexation area will be sufficient to pay for street
light operations.
Waivers of Annexation - No waivers of annexation are in effect for the Annexation Ares:
Streets - TIF funds will be used to expand Douglas Road from two to five lanes, including a dedicated
turn lane. The mileage of the existing roads and any new roads that may be developed with the
property will add to the State's payments to the Motor Vehicle Highway Fund and Local Road and
Street Fund. These additional funds will be sufficient for street maintenance, sweeping, and snow
removal.
Drainage Plan - TIF funds will be used to ensure adequate drainage facilities.
Douglas Road Annexation Area 6
General Budget Analysis
2001 Actual Bud eg t Report for the Department:
Expenditures:
Miles of Roadway in City:
Cost per Mile:
New Mileage within Area:
Estimated Maintenance cost
for Annexation Area per year:
$6,228,676
@471
@$13,224
@ 0.108 miles
@ 1,428.19
B. Police Department
The Annexation Area would be expected to be added to the already 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
already 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 possibly 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.
2001 Actual Budget Report for the Department:
Expenditures:
Number of Households in City (2000):
Cost per Household:
Number of Parcels in City (2003):
Cost per Parcel:
Proposed Number of Households in Area:
Number of new Parcels:
Cost for Annexation Area per year:
$21,176,193
@42,908
@$494
@47,462
@$446
0
3
$ 1,338 (3 parcels x $446 cost /parcel)
Douglas Road Annexation Area 7
C. Fire Department
Fire Response -The South Bend Fire Department does not foresee any unusual fire protection
problems related to this annexation. The site is located approximately 2.5 miles from Station #3 at
1805 E McKinley. Additional Fire Department units would respond from Fire Station #9 at 2501
Mishawaka Avenue which is approximately 3.5 miles away.
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. The Fire Department will
continue to review and monitor response times in this area and make necessary recommendations
to improve response times that are comparable to other areas of the City.
Adequate water supply will be necessary as development takes place.
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 is currently serviced by Medic #L1, located
at Fire Station #11 at 3505 N. Bendix. After annexation, the site will be serviced by Medic #3,
located at Fire Station #2 at 110 E. Marion.
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.
Note: The cost of service for this Annexation Area is based on the number of parcels. Household
information is provided for comparative purposes.
2001 Actual Budget Report for the Department:
Expenditures:
Number of Households in City (2000):
Cost per Household:
Number of Parcels in City (2003):
Cost per Parcel:
Proposed Number of Households in Area:
Number of new Parcels:
Cost for Annexation Area per year:
Fire Prevention & Administration &
Operations EMS Pensions & Benefits
$10,265,270
@42,908
@$350
@47,462
@$316
na
3
@$948
$3,128,226 $6,140,722
@$23 @$143
@$21 @$129
@$63 @$387 Total: $1,398
Douglas Roarl Annexation Area 8
D. Code Enforcement
The Annexation Area will be added to Area 4.
The Department of Code Enforcement will be able to provide services to the Annexation Area with
comparable response times with no additional increase in manpower. 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.
2001 Actual Budget Report for the Department:
Expenditures: $2,165,730
Number of Parcels in City (3/1/00): @47,462
Cost per Parcel: @$46
Proposed Number of Parcels in Area: 3
Cost for Annexation Area per year: _
$138
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 not served by the Bureau of
Solid Waste. The annexation will contain office and retail uses. This use will have centralized
waste collection locations. A licensed private waste hauler will be required to serve this
development.
For reference purposes, the following Bureau of Solid Waste rates apply for residential customers:
Single family rate:
Senior rate:
Duplex rate:
Tri-plex:
Quad:
Recycling fee:
$8.80 per month.
$5.50 per month.
$13.80 per month
$18.80 per month
$23.80 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.
Douglas Road Annexation Area 9
The incorporation of the Annexation Area will not effect the provision of other services currently
provided to this property on acounty-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.
SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA
As with any new development, the proposed use and development of this site becomes important
relative to its relationship with the existing, surrounding uses. City Plan, South Bend's
comprehensive plan, notes that land use relationships, pedestrian movement/safety and vehicular
site access are important elements to be addressed in developments of all kinds. City Plan also
expresses a need to consider how buildings relate to the street. Building design that is sensitive to
massing, shape, scale and finishes will ensure that private development will enhance and reinforce
the City's commitment to development and design of the highest quality.
Land Use-Transportation Analysis
The Annexation Area is an approximately 2.166 acres in size. Land directly north is zoned "R"
Residential in unincorporated St. Joseph County. Land directly to the west is zoned "C"
Commercial in unincorporated St. Joseph County. The property to the east is zoned "OB" Office
Buffer in the City of South Bend. Properties south of the Annexation Area, across Douglas Road,
are zoned "R" Residential in unincorporated St. Joseph County. The annexation area is located
along a corridor that contains a variety of land uses, and has been experiencing substantial
commercial and multi-family development recently.
Douglas Road will serve as the vehicular access point for the Annexation Area. Traffic counts
conducted by the Michiana Council of Government in 2005 yielded 17,835 average daily
automobile trips, up from 9,265 in 1986, on Douglas Road less than 500 feet east of the.
Annexation Area. Plans are in place to support this growth in vehicular usage by widening Douglas
Road from two to five lanes, including a dedicated turn lane.
The plans that have been unveiled propose that two pre-existing houses be converted into office
and retail uses allowed under "CB" Community Business zoning. A vacant lot between the two
pre-existing homes will be developed into a twenty car parking lot servicing both businesses. The
two existing driveways will be removed, in favor of one interior access drive to the parking lot.
CD staff advises that this is desirable, in that it reduces pedestrian and vehicle conflict. Accessory
buildings will be removed, and landscaping that meets City of South Bend code will be installed.
Given the surrounding zoning and development patterns, the proposed "CB" zoning classification
Douglas Road Annexation Area 10
request is appropriate for the annexation area. However, more detailed land use planning is needed
for areas directly south, north, and west of the Annexation Area to ensure that.future development
occurs in a coordinated fashion.
Development Criteria
Given the likelihood of future site redevelopment, beyond the scope of the proposed site plan, it
should also be required that neo-traditional building/site design elements be included in terms of
context, setback, orientation, spacing, style, massing, height, entry, fenestration, materials,
accessory buildings, landscape buffering and lighting that achieve development and design of the
highest possible quality. Sidewalks meeting City of South Bend development standards must also
be installed. It is required that the annexation area integrate harmoniously with the surrounding
residential areas to the north. All screening, signage vehicular access shall conform to the latest
City of South Bend standards and ordinances.
_ ._,..
In consideration of pedestrian safety and proper vehicular movement, it is required as a condition
of rezoning and annexation that the developers give very careful consideration to vehicular access
and circulation as well as pedestrian movement for the developments within the annexation area:..In
this regard the annexation and rezoning is subject to the following condition: A traffic impact
analysis of the proposed development and site plan to guide the determination of roadway
modifications and intersection controls necessary and sufficient to provide safe and orderly traffic
movements. Building plans and other information to satisfy these requirements must be submitted
by the developer to the City as part of the development review process. Failure to comply with all
the conditions may result in the City's repeal of annexation.
Douglas Road Annexation Area 11
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 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: 2005
payable 2006 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 should be evaluated with this in mind.
Douglas Road Annexation Area 12
TABLE 1
Summary Table -Estimated Fiscal Impact
Expenditures Capital (est.) Non -Capital
Per Year (est.) 5-Year
Sewer Extension $0.00 To be installed
by developer $0.00
Water Extension $0.00 To be installed
by developer
$0.00
Street Lights $0.00 N/A $0.00
Police $0.00 $1,338 $6690.00
Fire &EMS $0.00 $1,398 $6990.00
Code $0.00 $138 $690.00
0
Street Maintenance 0.00 $1,428.19 $7,140.95
Street Construction $0.00 N/A $0.00
Approximate 5-Year Cost $21,510.95
Revenues Tax Year (a~
Property Taxes (est) unincorporated 11/06 ~
(year 1; 2007) 06J07 $
(year 2; 2008) 07/08 $28,668
(year 3; 2009) 08/09 $57,336
(year 4; 2010) 10/11 $86,004
(year 5; 2011) 11/12 $114,672
Note: All Revenues estimated & cumulative
MVH/LRSA estimated.from 2001 revenue/mile
$11, 340 X S years $6,123.60
Total $120,795.60
A. Estimated full net assessment in rivo years: $425,968
B. Estimated tax income per year after full development potential is reached in two years: $
C. Estimates based on comparable commercial properties in close proximity to Annexation Area. Tax income
calculation uses 2005 pay 2006 Clay Township Total Tax Rate and associated credits.
Douglas Road Annexation Area 13
SECTION VI. APPROVAL
Approved by the City of South Bend Common Council this day of , 2006.
Douglas Road Annexation Area 14
FUND
Total State Rate
Total County Rate
Township Fund
Poor Relief Fund
Fire Building Debt Fund
Spcl. Fire Dist General
Spcl. Fire Eqpt Replace
Poor Relief Debt
Cumulative Fire
Total Township Rate
Total School Rate
Total Library Rate
Total City(Town Rate
Total Redevelopment
District Rate
Total Airport Rate
South Bend Transpo
TABLE 1
TAX RATE INFORMATION -Clay Township
2005 PAYABLE 2006
Clay % OF SOUTH BEND % OF TAX RATE
TOWNSHIP TOTAL RATE Clav TOTAL RATE DIFFERENTIAL
0.0024 0.08°10 0.0024 0.05% -
0.5002 16.22% 0.5002 9.72%
0.0154 0.0154
0.005 0.005
0.0211 0 -0.0211
0.1926 0 -0.1926
0.0205 0 -0.0205
0 0
0 0
0.2546 8.26% 0.0204 0.40%
Rate Decrease: -0.2342
1.6033 52.00% 1.6033 31.16%
0.2027 6.57% 0.2027 3.94%
0 2.1795 42.35% 2.1795
0 0.032
0.0301 0.98% 0.0301
0 0.0856
0.62%
0.58%
1.66%
Rate Increase:
90.48%
0.032
0.0856
2.2971
2.0629
TOTAL TAX RATES 3.083 84.12% 5.1459
Source: St Joseph County Auditor Tax Records- Certified Tax Rates 05 pay 06
Douglas Road Annexation Area 15
LEGAL DESCRIPTION*
LEGAL DESCRXPTION FOR ANNEXATION OF PECSI PROPERTY (TAX ID NUMBERS
02-2019-0411.04 AND 02=2019-0411.06) AND RHODES PROPERTY (TAX ID NUMBER 02-
2019-0411.05), A:K.A. 17253 AND 17295 DOUGLAS ROAD, RESPECTIVELY, AND A
PART OF THE DOUGLAS ROAD RIGHT-OF-WAY:
A PART OF THE SOU'I~3WEST QUARTER OF THE SOUTI~EAST QUARTER OF
SECTION 29 AND A PART OF THE NORTT-IWEST QUARTER OF THE NORTHEAST
QUARTER OF SECTION 32, ALL IN TOWNSHIP 38 NORTH, RANGE 3 EAST, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 29, ALSO BEING THE SOUTHEAST CORNER OF
PARCEL II AS DESCRIBED IN INSTRUMENT NCTMBER 8518872, RECORDED IN THE
OFFICE OF RECORDER OF ST. JOSEPH COUNTY, INDIANA; THENCE SOUTH ALONG
THE EAST LINE OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF : "
SECTION 32, A DISTANCE OF 40.00 FEET TO THE SOUTH RIGHT OF WA.Y LINE OF
DOUGLAS ROAD AS DEDICATED PER DUGDALE ACRES 2~ A.DDITION, RECORDED
IN PLAT BOOK 18, PAGE D-1 IN THE OFFICE OF RECORDER OF ST. JOSEPH COUN~'Y,
INDIANA; THENCE SOUTH 89 DEGREES 16 NIINUTES 18 SECONDS WEST, ALONG
THE SOUTH RIGFIT OF WAY LINE OF DOUGLAS ROAD, A DISTANCE OF 585.11 FEET
TO A NORTHWEST CORNER OF LOT 16 IN SAID DUGDA,LE ACRES 2m' ADDITION;
THENCE SOUTH 50 DEGREES 12 MINUTES 28 SECONDS WEST, A DISTANCE OF 48.47
FEET TO A POINT ON THE EA5T RIGHT OF WAY LINE OF STATE ROAD 23; THENCE
NORTH 34 DEGREES 02 NIINTJTES 35 SECONDS EAST, ALONG THE EAST RIGHT.OF
WAY LINE OF STATE ROAD 23, A DISTANCE OF 153.49 FEET TO THE SOUTHWEST
CORNER OF LOT A OF STANDARD FEDERAL BANK REPEAT AS RECORDED UNDER
INSTRUMENT NUMBER 9432933 IN THE OFFICE OF SAID RECORDER; TI-IENCE THE
NEXT TWO COURSES ALONG THE NORTH RIGHT OF WAY OF DOUGLAS ROAD AS
SHOWN ON SAID STANDARD FEDERAL 13ANK REPEAT: (1}SOUTH 39 DEGREES 41
MIl~]UTES 06 SECONDS EAST, A DISTANCE OF 19.98 FEET; {2} THENCE NORTH 89
DEGREES 16 MIIVCJTES 18 SECONDS EAST, A DISTANCE OF 223.10 FEET TO THE
SOUTHEAST CORNER OF LOT 1 IN SAID STANDARD FEDERAL BANK REPEAT, ALSO
BEING ON THE WEST LINE OF PROPERTY AS DESCRIBED IN DEED RECORD BOOK
845, PAGE 458', RECORDED IN THE OFFICE OF SAID RECORDER; TI~NCE NORTH
ALONG THE COMMON LINE OF DEED RECORD BOOK 845, PAGE 458 AND
STANDARD FEDERAL BANK REPEAT, A DISTANCE OF 160.00 FEET TO THE NORTH
LINE OF PROPERTIES DESCRIBED IN INSTRUMENT NUMBER 8518872 AND DEED
RECORD BOOK 845, PAGE 458; THENCE NORTH 89 DEGREES 16 NIlNIJTES 18
SECONDS EAST, ALONG SAID NORTH PROPERTY LINES, PARALLEL WITH THE
SOU~`H LINE OF SECTION 29, A DISTANCE OF 300.00 FEET TO THE EAST LINE OF
.PARCEL II AS DESCRIBED IN INSTRUMENT NUMBER 851$872, SAID LINE ALSO .
BEING THE WEST LINE OF ECLIPSE DOUGLAS ROAD MINOR SUBDNISION,
RECORDED AS INSTRUMENT NUMBER 0525591 IN THE OFFICE OF RECORDER OF
ST. JOSEPH COUNTY, INDIANA; THENCE SOUTH ALONG THE COMMON LINE. OF
INSTRUMENT NUMBER 8518872 AND 0525591, A DISTANCE OF 200.00 FEET TO THE
POINT OF BEGINNING;
Douglas Road Annexation Area 16
SAID DESCRIBED TRACT CONTATNIl~G 2.17 ACRES, MORE OR LESS;
SUBJECT TO RIGHT-OF-WAY, EASEMENTS, COVENANTS, AND RESTRICTIONS OF
RECORD. .
THIS DESCRIPTION WAS PREPARED BY AARON BLANK, INDIANA LICENSED LAND
SURVEYOR 20200020, EMPLOYED BY ABONMARCIIE CONSULTANTS OF INDIANA,
L.L.C., ON MARCH 28, 2007. THIS DESCRIlTION WAS PREPARED BASED UPON
RECORD DOCUMENTS; NO FIELD SURVEY WAS PERFORMED. THIS DESCRIPTION
SHOULD NOT BE USED FOR CONVEYANCE OF TITLE; IT IS INTENDED FOR
PURPOSES OF ANNEXATION ONLY.
PLEASE NOTE*: The original petition submitted by the applicants did not include the Douglas
Road ROW from their western property line to State Road 23. The above legal description is full,
complete, and includes the added segment. This adjustment was made to ensure the orderly
annexation and development of adjacent property.
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Douglas Road Annexation Area 17
MAP 1
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