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HomeMy WebLinkAboutConfirming Tax Abatement - 5855 Carbonmill Drive - GWSB Properties, LLCRESOLUTION 3789-07 Passed by the Common Council of the City of South Bend, Indiana September 24, Attes City Clerk cent of Common Council Presented by me to the Mayor of the City of South Bend, Indiana September 25, 20 07 20 07 Approved and signed by me September 25, 2007 ~tc'~,~i.,.~ C/lc..c.,C~_ City Clerk RESOLUTION NO. 31 $ `1 ` 0 ~ A RESOLUTION CONFIRMING THE ADOPTION OF A DECLARATORY RESOLUTION DESIGNATING CERTAIN AREAS WITHIN THE CITY OF SOUTH BEND, INDIANA, COMMONLY KNOWN AS 5855 Carbonmill Drive AS AN ECONOMIC REVITALIZATION AREA FOR PURPOSES OF A (6) SIX-YEAR REAL PROPERTY TAX ABATEMENT FOR GWSB Properties, LLC WHEREAS, the Common Council of the City of South Bend, Indiana, has adopted a Declaratory Resolution designating certain areas within the City as Economic Revitalization Areas for the purpose of tax abatement consideration; and WHEREAS, a Declaratory Resolution designated the area commonly known as 5855 Carbonmill Drive, South Bend, Indiana; and which is more particularly described as follows: Lot Numbered One (1) as shown on the recorded Plat of U.S. 31 Industrial Park, Phase II, recorded October 9, 2001 as Document Number 0150153 in the Office of the Recorder of St. Joseph County, Indiana and which has Key Number Number 25-1009-015210, as an Economic Revitalization Area; and WHEREAS, notice of the adoption of a Declaratory Resolution and the public hearing before the Council has been published pursuant to Indiana Code 6-1.1-12.1-2.5; and WHEREAS, the Council held a public hearing for the purposes of hearing all remonstrance's and objections from interested persons; and WHEREAS, the Council has determined that the qualifications for an economic revitalization area have been met. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of South Bend, Indiana, as follows: SECTION I. The Common Council hereby confirms its Declaratory Resolution designating the area described herein as an Economic Revitalization Area for the purposes of tax abatement. Such designation is for Real property tax abatement only and is limited to two (2) calendar years from the date of adoption of the Declaratory Resolution by the Common Council. SECTION II. The Common Council hereby determines that the property owner is qualified for and is granted Real property tax deduction for a period of (6) six years, and further determines that the petition, the Memorandum of Agreement between the Petitioner and the City of South Bend, and the Statement of Benefits comply with Chapter 2, Article 6, of the Municipal Code of the City of South Bend and Indiana Code 6-l.1-I2 et se . SECTION III. This Resolution shall be in full force and effect from and after its adoption by the Common Council and approved by the Mayor. of the ommo ncil PRE~t(JTED C`'Z~{~O7 NOT APPROVED ADOPTED ~ - ~L`'~ ~ ~1 F;~ed I Cnn 19Ck'S O~fiCe JUL ~- 2 2007 JOHt~I SO ~BE D, IN. ~n'1(CLERK, June 22, 2007 Council Member Derek D. Dieter, Chairperson Community & Economic Development Committee South Bend Common Council 4th Floor, County City Building South Bend, IN 46601 RE: Commercial Real Property Tax Abatement Petition for: GWSB Properties, LLC Dear Council Member Dieter: Please find attached the Department of Community & Economic Development's report on a commercial real property tax abatement petition for the above-referenced petitioner for the addition of mechanical equipment for temperature and humidity control for a facility located 5855 Carbonmill Drive. Also attached is a copy of the petition, Statement of Benefits form, and supporting information. The report contains the Department's findings relative to the above petition. GWSB Properties, LLC is seeking a (6) six-year real property tax abatement, and a representative of GWSB Properties, LLC will be available to meet with the Committee on Monday, July 23, 2007. Should you or any of the other Council members have any questions concerning the report, or need additional information, please feel free to call me at 235-9278. Sincerely, Kathy Hahn Economic Development Attachments cc: South Bend Common Council Members Mayor Stephen Luecke Jeff Gibney Don Inks Bob Mathia TAX ABATEMENT REPOR T TO: SOUTH BEND COMMON COUNCIL FROM: Kathy Hahn SUBJECT: REAL PROPERTY TAX ABATEMENT PETITION FOR: GWSB Properties, LLC (Lessee: Corporate Services, Inc.) DATE: June 22, 2007 On June 22, 2007, a petition for real property tax abatement consideration for property located at 5855 Carbonmill Drive, South Bend was filed with the City Clerk by GWSB Properties, LLC. . Pursuant to Chapter 2, Article 6, Section 2-82 of the Municipal Code of the City of South Bend, this petition was referred to the Department of Community and Economic Development for purposes of investigation and preparation of a report determining whether the area qualifies as an Economic Revitalization Area pursuant to I.C.6-1.1-12.1 and whether all zoning requirements have been met. The Department of Community and Economic Development has reviewed the petition, investigated the area, and makes the following report. PROJECT SUMMARY Corporate Services, Inc., the lessee, performs marketing services including printing, packaging, assembly, warehousing, and distribution. The owners of the project, GWSB Properties, LLC intend to add mechanical equipment to provide temperature and humidity control to the entire operation. Due to the types of materials which Corporate Services, Inc. stores and handles for their current and prospective clients, humidity control is a contractual requirement to obtaining and keeping their business. Without it, they cannot operate in that facility. The estimated dollar value of the project is $300,000 to $500,000. Total taxes to be abated during the (6 )six-year abatement period are estimated at $36,094 for a project cost of $300,000 and $60,157 for a prof ect cost of $500,000, which is the range the company has provided. Total taxes to be paid during the (6) six-year abatement period are estimated between $25,430 and $42,383. EMPLOYMENT IMPACT Per the petition, the redevelopment and rehabilitation project will create eighteen full-time permanent jobs within the first year, representing a new annual payroll of $465,000 and will maintain six existing permanent full-time jobs with an annual payroll of $156,000. Of the existing jobs, five full time positions are held by minorities. The payroll numbers do not include benefits, for which all employees have eligibility. ABATEMENT QUALIFICATION 1. A review of the tax abatements previously granted finds that the petitioner has been granted or associated with (5) five previous tax abatements: Term/Tyne 6-year real property 6-year real property 10 year real property 10 year real property 10 year real property Resolution No. Date 2102-94 2/28/94 2242-95 5/22/95 2457.97 5/6/97 2634-98 6/22198 2917-00 8/28/00 2. The Building Commissioner has reviewed the petition and finds the property to be properly zoned for the proposed project. 3. A review of the South Bend Redevelopment designation areas finds that the property is located in the Airport Economic Development Area, which is a Tax Incremental Allocation Area; therefore, the petition for real property tax abatement must first be approved by the South Bend Redevelopment Commission. 4. A review of the Tax Abatement Ordinance No. 9394-03 finds that the petitioner does meet the qualifications fora (6) six-year real property tax abatement under Section 2-83.1, Industrial Development in an Economic Development Target Area. Tax Abatement Schedule prepared for: 2&-Jun-o7 GWSB Properties, LLC South Bend German Township 6 Year Real Property Abatement Schedule" Total estimated Project Cost: $300,000 Base Assessed Value: $255,000 (base assessed value is estimated at 85% of project cost) Assume constant tax rate of: 5.1376% Assume constant SRTC of: 21.7293% Assessed Gross Less Net Percent Tax Tax Year Value Tax SRTC Tax Abated Abated Paid 1 $255,000 $13,101 $2,847 $10,254 100% $10,254 $0 2 255,000 13,101 2,847 10,254 85% 8,716 1,538 3 255,000 13,101 2,847 10,254 66% 6,768 3,486 4 255,000 13,101 2,847 10,254 50% 5,127 5,127 5 255,000 13,101 2,847 10,254 34% 3,486 6,768 6 255,000 13,101 2,847 10,254 17% 1,743 8,511 $61,524 $36,094 $25,430 Total Taxes Due During Abatement: $61,524 Total Taxes Abated During Abatement: 36,094 Total Taxes Paid During Abatement: 25,430 -This schedule is for estimation purposes only and assumes constant tax rates. The true tax values will ultimately be determined by the actual assessed valuation and the then current tax rates. Tax Abatement Schedule prepared for: 2s-Jun-o~ GWSB Properties, LLC South Bend German Township 6 Year Real Property Abatement Schedule* Total estimated Project Cost: $500,000 Base Assessed Value: $425,000 (base assessed value is estimated at 85% of project cost) Assume constant tax rate of: 5.1376% Assume constant SRTC of: 21.7293% Assessed Gross Less Net Percent Tax Tax Year Value Tax SRTC Tax Abated Abated Paid 1 $425,000 $21,835 $4,745 $17,090 100% $17,090 $0 2 425,000 21,835 4,745 17,090 85% 14,527 2,563 3 425,000 21,835 4,745 17,090 66% 11,279 5,811 4 425,000 21,835 4,745 17,090 50% 8,545 8,545 5 425,000 21,835 4,745 17,090 34% 5,811 11,279 6 425,000 21,835 4,745 17,090 17% 2,905 14,185 $102,540 $60,157 $42,383 Total Taxes Due During Abatement: $102,540 Total Taxes Abated During Abatement: 60,157 Total Taxes Paid During Abatement: 42,383 ' -This schedule is for estimation purposes only and assumes constant tax rates. The true tax values will ultimately be determined by the actual assessed valuation and the then current tax rates. 28-Jun-07 GWSB Properties Public Benefit Points Summary Qualify Earned Available Public Benefit Item: Y or N Points Points Proiect Related: 1. A. Redevelop a Site that has Special Needs Y 49 49 B. Develop Based on Local University Research N 0 35 C. Achieve a Physical Element of a Plan Y 36 36 Sub-total Project Related: 85 120 2. Super Size Proiects (point values are cumulative): A. 100% to 199% N 0 25 B. 200% to 299% N 0 68 C. 300% to 399% N 0 65 D. 400% and Over N 0 52 Sub-total Super Size Projects: 0 210 3. Construction Related: A. Employ Local Companies Y 20 20 B. Purchase Materials from Local Companies Y 20 20 C. Require Employees vs. Independent Contracts Y 19 19 D. Require Target Wage Levels Y 22 22 E. Require Health Benefits Y 22 22 F. Require Pension Benefits Y 18 18 G. Maintain Affirmative Action Plan Y 20 20 Sub-total Construction Related: 141 141 4. Wape & Benefit Related: A. Pay Target Wage Levels Y 33 33 B. Provide Health Benefits Y 34 34 C. Provide Pension Benefits Y 29 29 D. Provide Training Y 28 28 E. Provide Child Care N 0 15 F. Provide Transportation Assistance Y 14 14 G. Provide Employer Assisted Housing program N 0 9 0 Sub-total Wage & Benefit Related: 138 162 5. Workforce Related: A. Create New Jobs Y 42 42 B. Retain Existing Jobs Y 41 41 C. Maintain Affirmative Action Plan N 0 35 D. Provide Targeted Hiring Preference N 0 34 Sub-total Workforce Related: 83 152 6. Pav for Municipal Infrastructure: (point values are cumulative): A. Pay for Oversizing or Upgrading N 0 14 B. Pay for 26-50% of Extension Cost N 0 26 C. Pay for 51-75% of Extension Cost N 0 39 D. Pay for 76-100% of Extension Cost N 0 52 Sub-total Infrastructure Related: 0 131 7. Support a Municipal Facility: A. Support a Municipal Facility N 0 84 Total Public Benefit Points: 447 1000 Qualification for each Public Benefit Item based on best available information at time of application or good faith determination if no information available. CITY OF SOUTH BEND PETITION FOR REAL PROPERTY TAX ABATEMENT CONSIDERATION The undersigned owner(s) of real property, located within the City of South Bend, hereby petition the Common Council of the City of South Bend for real property tax abatement consideration and pursuant to I.C.. 6-1.1-12.1-1, et seq.• and South Bend Municipal Code Sec. 2-76 et se .for this petition states the following: 1. Describe the proposed redevelopment or rehabilitation project, including information about physical improvements to be made, the proposed use of the improvements, and a general statement as to the importance of the project to your business: Addition of mechanical equipment to provide temperature and humidity control to the entire operation. Due to the types of materials we store and handle for our current and prospective clients, humidity control is a contractual requirement to obtaining and keeping the business. Without it, we cannot operate in this facility. Land Size Approx 12 acres; Building Size 198,000 sq.ft. 2. Describe the overall nature of the business and of the operations occurring at the Property (attach additional sheet if more space is needed): Marketing services, including packaging, assembly, warehousing and distribution. 3. Estimate the dollar value of the project (excluding land): $ 300,000-$500,000 4. The current assessed valuation of the real property before rehabilitation, redevelopment, economic revitalization, or improvement: $5,072,100 (Rev 10/23/06) 5. (a) The real property for which tax abatement consideration is petitioned (Property) is owned or to be owned by the following individuals or corporations (if the business organization is publicly held, indicate also the name of the corporate parent, if any, and the name under which the corporation has filed with the Securities and Exchange Commission): NAME ADDRESS INTEREST (%) GWSB Properties, LLC 140 LN 470C, Lake James 100% Angola, IN 46703 (b) The following other person(s) lease, intend to lease, or have an option to buy the Property (include corporate information as required in 5(a) above, if applicable); NAME ADDRESS I1V'TERFST(%) REW, LLC d/b/a_ 5681 W Cleveland Rd 100% Corporate Services, Inc. South Bend, IN 46628 6. The commonly known address of the Property is: 5855 Carbonmill Drive, South Bend, IN 46628 7. The Key Number(s) of said property is: 25-1009-015210 8. A legal description of the above address is attached hereto, marked AExhibit A,@ and incorporated herein. 9. A map and/or plat describing the Properly is attached hereto, marked AExhibit B,@ and incorporated herein. 10. Photographs of the properly, taken within two (2) weeks of filing of this petition, are attached hereto, marked AExhibit C,@ and incorporated herein. 11. The redevelopment or rehabilitation project itself will create 18 full-time and 0 part-time permanent jobs within the first year, representing a new annual payroll of $ 465,000 and will maintain 6 existing permanent full-time and 0 existing permanent part-time jobs including existing permanent full-time minority employment of 5 and existing permanent part-time minority employment of 0 with an annual payroll of $ 156,000. These payroll numbers do not include benefits, which all are eligible for. 12. The projected annual salaries for each new position indicated above are 2 (Rev 12/29/06) estimated to be as follows (If more space is sheet): 4 -Account Managers & Administrators 1 -Team Lead 1 -Shipper/Receiver 1 -Maintenance 11 -Production/Pick Pack needed, please attach a separate Average $42,500 Annual $25,000 Annual $25,000 Annual $25,000 Annual $20,000 Annual 13. Provide current employment wage information including; base rate, cost-of- living allowances, hazardous-duty pay, incentive pay including commissions and production bonuses, on-call pay and tips. Do Not Include; back pay, jury duty pay, overtime pay, severance pay, shift differentials, non-production bonuses, and tuition reimbursements (average hourly rate or range): Full-Time Part-Time Laborers $ 8-$15 per hour Same Technical $10-$20 per hour Same Managerial $30,000-$100,000 annual Pro-rated Administrative $10-$25 per hour Same 14. Indicate whether your company provides the following benefits (use Y/N): Y Health Care Benefits Y Pension Plan Y Employer Provided Training (recognized or certified training/educational courses or programs) _ N Day Care (provide or contribute to the cost of child day care for its employees) Y Transportation Assistance (provide direct or indirect support and assistance to its employees without private transportation to get back and forth from residence to place of employment) N Employer-Assisted Housing Program (provide an employer-assisted home ownership program) N Targeted Hiring Preference (provide hiring preference for residents of Census Tracts designated by the Community & Economic Development Dept. that have the highest unemployment or the highest percentage of low and moderate income individuals). (Additional information may be requested for verification of the above items) We are an Equal Employment Opportunity Company as demonstrated by our demographics. 15. List the real and personal property taxes paid at the location during the 3 (Rev 12/29/06) previous five years, whether paid by the current owner or a previous owner: Year Real Property Taxes Personal Property Taxes 2003 $ 6,725.42 2004 16,526.32 2005 44,489.54 2006 76,308.16 (This information may be obtained from the St. Joseph County Treasurers office 235- 9531) 16. Please list the number of full-time and part-time minority employees for each of the last three years: Year 2007 Full Part Black 42 - Hispanic 18 - Asian 2 - Indian 1 - Other - - 2006 2005 Full Part Full Part 49 - 17 - 16 - 2 - 2 - 2 - 1 - - - 1 - - 17. Does your business maintain an.affirmative action plan or other similar plan in order to achieve racial diversity? If yes, please briefly indicate specific goals, objectives, and means as designated by your plan: Corporate Services does not have a formal plan but our demographics demonstrate our racial diversity. 18. Indicate whether or not your project meets any of the following criteria (contact Community 8~ Economic Development Dept. 235-9335 for information on this section): NIA Conversion to residential use of a commercial AEligible Building@ as designated by the Community & Economic Development Dept. Rehabilitation of a building that is either designated as a National Register or local landmark or is eligible for nomination as one, located in a National Register or local landmark district, or rated as Outstanding or Significant in the most recent Historic Preservation Commission county wide survey. 4 (Rev 12/29/06) Rehabilitation and reuse of a property that is designated a Problem Property by the Community and Economic Development Department Pays for the cost of cleaning up a ABrownfield, @ which is any site, building facility or complex that has been designated a Brownfield by the Community and Economic Development Department. Achieves a physical element identified in a development or revitalization plan that has been approved by the Council 19. Is your business based upon licensing intellectual property from research conducted at a public or private university, college, or community college located within St. Joseph County, Indiana? If yes, please include a description of the research based aspects of the business (attach additional sheet if more space is needed): NO 20. Does your business financially support a Municipal Facility (i.e. municipally owned park, recreation center, cultural, arts, or entertainment facility)? NO 21. Is your company incurring any of the cost of extension or oversizing of municipal infrastructure serving the project site? This includes water, sewer, drainage facilities, wastewater treatment facilities, road and street improvements, street lighting, traffic control and related public improvements (attach additional sheet if more space is needed): NO 22. Information is required on the companies through which construction materials will be purchased for the project. (Please complete the table on page 8 of this application). See referenced table. 23. Information is required on the construction companies that will be utilized for construction of the project. (Please complete the table on page 9 of this application). See referenced table. 5 (Rev 12/29/06) 24. No building permit has been issued for construction on the property in connection with the improvement in question as of the date of filing of this petition. (The Property Owners signature at the end of this application is verification of this statement). True 25. The Standard Industrial .Classification (SIC) or North American Industry Classification Systems (NAILS) major group within which the proposed project would be classified, by number and description: 5614 -Business Support Services 26. The Internal Revenue Service Code of Principal Business Activity by which the proposed project would be classified, by number and description: 561490 -Other Business Support Services 27. The current use of the Property is warehouse 8< distribution (see Item 2) and the current zoning is L.1. (This information may be obtained from. the Building Department 235-9554). 28. Has your business been granted previous tax abatement(s)? If yes, please provide type (real and/or personal property) and date of approval. GWSB -Real Properly -August 2000 REW,LLC, d/b/a Corporate Services, Inc. -Real Property Mav 1997; May 1998; Mav 2000 (other separate locations) 29. Other anticipated public financing for the project including, if any, industrial revenue-bonding to be sought or already authorized, assistance through the United States Department of Housing and Urban Development funds from the City of South Bend, Small Business Association Sections 503 and 504 financing through the Business Development Corporation of South Bend, Mishawaka, and St. Joseph County, Indiana, Industrial Revolving Fund, Neighborhood Business Development Corporation, Corporation for Entrepreneurial Development; or other public financial assistance, including but not limited to public works improvements. NONE 30, The following person(s) should be contacted as Petitioner=s agent regarding 6 (Rev 12/29/06) additional information and public hearing notifications: Owner/Manager: Lessee: Name: William Cupp, Jr. Robert E. Wozny Address: 140 LN 470C, Lake James 5681 W Cleveland Rd City, State, Zip: Angola, IN 46703 South Bend, IN 46628 Telephone: 260-433-0742 574-271-2055 x 201 31. Please indicate the name, address, and telephone number of the person who will work with Employment Training Services (ETS) for employee recruitment, and sign the ETS form attached to the petition if the real tax abatement is for warehouse or industrial developments. Name: Kevin Kennelly, Director of Human Resources Address: 5681 W Cleveland Road City, State, Zip: South Bend, IN 46628 Telephone: 574-271-2055 x 282 WHEREFORE, Petitioner requests that the Common Council of the City of South Bend, Indiana, adopt a declaratory resolution designating the area described herein to be an economic revitalization area for purposes of tangible real property tax abatement consideration, and after publication of notice and public hearing, determine qualifications for an economic revitalization area have been met, and confirm such resolution. Petitioner herein hereby verifies that the required $250.00 filing fee to cover processing and administrative costs pursuant to Section 2-84.7 of the Municipal Code of the City of South Bend has been paid in full. Name of Property Owner(s): GWSB Pro erties LLC By: (Signed Name) William upp, Jr. (Typed or printed name and capacity of signor if signed by an agent or representative of the owner.) Member/Manager Filed in Cf~~rFo'~ Of~i~e ~t1L ' ~ 2C~7 r ~] JONN VSO BeND, IN. . (Rev 12/29/06) CI'r`f CLERK, 22. In the following chart please indicate companies that were used for purchasing materials used in the construction or rehabilitation associated with the project. Include the location of the company, description of the materials, and cost of the materials. Local companies include those located in St. Joseph County. Additional information may be requested for verification of this information. (If more space is needed, please photocopy this page) Of Name and Address of Company Description of Materials Cost of Materials Grand Total Local Companies (see above): 1. Herrman & Goetr, Inc, 225 Lafayette Blvd, SB, IN 46601 Mechanical Equip. $185,000 100% 2. for Temp. Sz Humidity 3. Control 4. 5. 6. 7. 8. 9. 10. Total Local Non-Local Companies: 1. 2. 3. 4. 5. Total Non-Local GRAND TOTAL ~~d~0 ~~~ 'v2001 „ ~~~ Jd'~N V~`~~~ `~~,13~. 8 (Rev 12/29/06) $185,000 0 $185.000 100 0 100 23. In the following chart please list the companies that will be used for the construction associated with the project. Indicate the name and address of each company; list the dollar amount of the work to be provided by each company; indicate whether or not 100% of the workers are employees of that company and not independent contractors; indicate whether or not the company pays workers wages that meet the wage rates for each classification of laborers and mechanics published by the U.S. Department of Labor; indicate whether or not the company contributes to a health plan for its employees; indicate whether or not the company contributes to a pension plan for its employees; and indicate whether or not the company maintains an affirmative action plan or other similar plan to achieve racial diversity. Local companies include those located in St. Joseph County. Additional information may be requested for verification of this information. (If additional space is needed, please photocopy this page). 100% Workers Pay Mairrtain are Employees U.S. Dept. Contribute Contribute ~rirrdMe Name and Address of Contract (Not Independent Labor Wage to a Health to a Pension Action Construction Comgany Amount Contractors) Rate (Y/N) Plan IY/N) Plan (YIN) Pian(YlN) Local Companies (see above): 1. Herrman & Goetz, Inc., $280,000 100% Y Y Y Y 225 LaFayatte Blvd South Bend, IN 46601 2. 3. 4. 5. 6. Total Local $280,000 Non-Local Companies: 1. N/A 2. 3. 4. 5. Total Non-Local Non-Local Companies: GRAND TOTAL Non-Local Companies: Total Project Cost from Petition Difference (Please explain): (Rev 12/29/06) 0 9 Exhibit A LEGAL DESCRIl'TION Lot Numbered One (1) as shown on the recorded Plat of U.S. 31 Industrial Park, Phase II, recorded October 9, 2001 as Document Number 0150153 in the Office of the Recorder of St. Joseph County, Indiana. \\REA\56927.1 1'~ ~s1ziC~ Ft~~`~ ~n C~~~ `~ A-1 J6F~Tl VL~,^1R^ ~o. E3~~`!~, iy. crrv cLr:~-c, South Bend, Indiana, United States 5855 Carbonmill Dr. `~ ~ South Bend IN -~ D i ~ ~~ a rn ~~ m I __Bus, -~=Brick d~k a s~ ~ ~ ~~~~ 'Brick=Rd 1N-Brick-R~ 1 [- ~ z p S-31 Bus ('~L ~ outh Bend ~ ,cS .- .- ~ \~ -------~2--t~1~, ,~I~li Nimtz P I~ I v j/ Omi 02 Od n~ ~X Filed i-.~~ ~ _ _ ~ . .. '~ a.:~ _.. __ _ __ .: 4-- ..,,,.~ ;;{~ ~_ ..~__._.. _. .. __. _..ct;J, IN. Copyright ®1988-2003 Microsoft Corp. and/or its suppliers. All rights reserved. http:/lwww.microsoft.com/streets ®Copyright 2002 by Geographic Data Technology, Inc. All rights reserved. ®2002 Navigation Technologies. All rights reserved. This data inGudes information taken with permission from Canadian authorities ®1991-2002 Government of Canada (Statistics Canada and/or Geomatics Canada), all rights reserved.