HomeMy WebLinkAboutCC-12-04-00-02 Fiscal Plan C-204Sponsor: Councilor Suyder
RESOLUTION NO. CC-12-04-00-02
ADOPTING A FISCAL PLAN FOR THE ANNEXATION OF
PROPERTY CONTIGUOUS
TO THE
CITY OF CARMEL, INDIANA
W H EREAS, James Steckley, has filed with the City of Carmel, Indiana (hereafter "City"), a Petition
For Annexation requesting annexation to the City of Carmel, Indiana of the five (5) acre parcel of real
estate legally described in Exhibit 'A' hereto (hereafter "Real Estate");
WHEREAS, James Steckley, is the sole owner of the Real Estate;
WHEREAS, the Real Estate is "contiguous" to the corporate boundaries of the City.
W H E R EA S, the Common Council of the City of Carmel, Indiana (hereafter "Council") is desirous
of adopting a written fiscal plan for the Real Estate;
NOW THEREFORE, BE IT RESOLVED by the Council that:
Section One:
The Council adopts the Fiscal Plan (hereafter "Plan") prior to the adoption of
the annexation ordinance for the Real Estate, a copy of which is attached
hereto, made a part hereof, and marked Exhibit 'B'.
Section Two:
The purpose of the Plan is to confirm that the City is physically and financially
able to provide municipal services to the Real Estate.
Section Three:
The basic services described in the Plan becomes effective upon adoption of
Annexation Ordinance C-204.
Section Four:
The City will provide a copy of the Plan immediately after adoption to any
landowner in the annexed territory who requests a copy from the
Clerk/Treasurer of City.
Section Five:
This Resolution shall be in full force and effect from date of passage, and its
publication, as provided by law.
PASSED by the Common Council of the City of Carrnel, Indiana this 4m day of December,
2000, by a vote of '7 ayes and t~) nays.
Diana L. Cordray,' IA , easurer
Presented by me to the Mayor of the City of Carmel, Indiana, the 4m day of December, 2000.
Diana L. Cordray, IAN~C~asurer
Approved by me, MayoroftheCityofCarmel, lndiana,this,_~dayof ~~.//~,2000.
tsBrainard, Mayor
~ IA~M~,/~/~k-Treasurer
This Document Prepared By: James J. Nelson, NELSON & FRANKENBERGER, 3021 E. 98m
Street, Suite 220, Indianapolis, IN 46280
LEGAL DESCRIPTION
A part of the Southwest Quarter of Section 36, Township 18 North, Range 3 East, described as
follows:
Begin at a point 66.0 feet west and 475.0 feet south of the Northwest comer of the East Half of the
southwest Quarter of Section 36, Township 18 North, Range 3 East, thence east 727 feet to an iron
stake in the fence, said point being 475.9 feet south of the North line of said Southwest Quarter,
thence south on and along a fence line 302.0 feet to an iron stake, thence westerly 729.4 feet to a
point, with the intersection of a line 66.0 feet west of the west line of said East Half, thence northerly
on and along said line 296.4 feet to place of beginning. Containing 5.0 acres more or less including
to the center of the Road.
ALSO:
A part of the Southeast Quarter of Section 36, Township 18 North, Range 3 East, Hamilton County,
Indiana being more particularly described as follows:
Beginning at a point 66.00 feet West and 475.00 feet South of the Northwest corner of the East Half
of the Southwest Quarter of Section 36, Township 18 North, Range 3 East, Hamilton County,
Indiana; thence South 00 degrees 10 minutes 16 seconds East (assumed bearing) on and along the
West line of a parcel of ground as recorded in the Office of the Hamilton County Recorder as
Instrument #97-16118, a distance of 296.40 feet; thence South 89 degrees 49 minutes 44 seconds
West 40.00 feet to a point on the Proposed West fight-of-way line for Guilford Road, as shown on
Lenox Trace Phase II, Horizontal Property Regime, recorded in Plat Cabinet 1, Slide 365; thence
North 00 degrees I 0 minutes 16 seconds West on and along said right-of-way line 296.40 feet; thence
North 89 degrees 49 minutes 44 seconds East 40.00 feet to the Point Of Beginning, containing in all
0.272 acre more or less.
Carmel, Indiana
Hamilton Gguntv
Annexation Fiscal
Plan
Steckley
Annexation Area
November 22, 2000
Plan drafted by:
Michael R. Shaver, President
4742 Bluffwood North Drive
Indianapolis, IN 46228
(voice) 317/299-9529
(fax) 317/329-9885
(e-mail) wabsci@aol.com
Table of Contents
Detailed Summary of the Fiscal Plan ............................................... 4
Nature of the Annexation Action ............................................ 4
Description of the Annexation territory ....................................... 4
General: ......................................................... 4
Legal Description: ................................................. 4
Summary of Estimated Costs and Revenues ................................... 5
Statutory Annexation Factors .............................................. 6
Location for Inspection of the Full Fiscal Plan ................................. 6
Contact Person for Further Information ....................................... 6
Annexation Policies ............................................................ 7
Providing Mtmicipal Services .................................................... 7
Non-Capital Services ..................................................... 7
Police Protection .................................................. 7
Fire Protection .................................................... 8
Emergency Medical Services ......................................... 8
Non-Capital Street Department Services ................................ 8
Animal Control Services ............................................ 9
Parks Department .................................................. 9
Department of Community Services: Planning & Zoning ................... 9
Administrative Services By The City ................................. 10
Municipal Court .................................................. 10
Capital Services ........................................................ 10
Capital Street Department Services ................................... 11
Capital Fire Facilities .............................................. 11
Fire Hydrants .................................................... 11
Capital Water Services ............................................. 11
Capital Sewer Services ............................................ 11
Capital Drainage Facilities .......................................... 12
Capital Street Lights .............................................. 12
Conclusions Regarding Municipal Services .................................. 12
Plan for Extending Municipal Services ...................................... 13
Projected Property Tax Revenues ................................................ 13
Methods of Financing ................................................... 14
Financing in the Event that Projections are Inaccurate .................... 14
Cost Revenue/Service Summary ................................................. 15
Conclusions & Recommendations ................................................ 16
Conclusions ........................................................... 16
Recommendations ...................................................... 16
Employees of Other Government Agencies ......................................... 16
Extending Political Jurisdictions ................................................. 16
List of Parcels ............................................................... 17
Detailed Summary of the Fiscal Plan
Nature of the Annexation Action
The purpose of the proposed annexation is to accommodate the voluntary
annexation (under IC36-4-3-5) of an area which has been proposed for
development. The Fiscal Plan summarized in this report examines the
technical parameters and considerations for annexation of the proposed
territory, as required by Indiana statute. This annexation complies with
the annexation policies of the City of Carmel, as approved. With these
considerations, it is appropriate for the City of Carmel to undertake the
annexation of the subject annexation territory for the following reasons:
The annexation territory is contiguous with the boundaries of the City of
Carreel, as defined in statute.
The annexation territory is served by the municipal infrastructure
systems, including sewers and water utilities.
Description of the Annexation territory
GENERAL:
The annexation territory includes the parcel(s), zomng and acreage
described below:
Address
1011 Guilford Avenue South
Parcel #'s
17-09-36-00-00-055-000
Acreage
5 acres
Zoning
business (B-6)
LEGAL DESCRIPTION:
The legal description of the area is as follows:
A part of the Southwest Quarter of Section 36. Township 18 North,
Range 3 East, described as follows: Begin at a point 66.0 feet west and
475.0 feet south of the Northwest corner of the East Half of the
southwest Quarter of Section 36, Township 18 North, Range 3 East,
thence east 727 feet to an iron stake in the fence, said point being 475.9
feet south of the North line of said Southwest Quarter, thence south on
and along a fence line 302.0 feet to an iron stake, thence westerly 729.4
feet to a point, with the intersection of a line 66.0 feet west of the west
line of said East Half, thence northerly on and along said 296.4 feet to
place of beginning. Containing 5.0 acres more or less including to the
center of the Road, as well as any previously unincorporated right of
way of the contiguous roadways.
Annexation Fiscal Plan: Steckley Area
4
Summary of Estimated Costs and Revenues
The following table summarizes the estimated costs of providing
municipal services to the Annexation territory Annexation Area, along
with the projected property tax revenues resulting from the development.
The projections indicate that the City is expected to receive a revenue
surplus from this annexation action.
Cost/Revenue Summary
Non-Capital Municipal Services
Police Protection by City police
Fire Protection by joinder/City
Emergency Medical Assistance by City
Non-Capital Street Department Services by City
Administrative Services by City
Municipal Courts
Department of Community Services
Animal Control by City
Parks Services (joinder, by Township)
Health Department Services (by County)
Sub-Total Cost of Non-Capital Services
Capital Municipal Services
Capital Street Department Services by City of Carreel
Capital Fire Facilities by City of Carmel
Capital Fire Hydrants by City of Carmel
Sewer & Water Utilities from City of Carreel
Capitat Drainage Services by developer
Capital Street Lights by developer
Sub-Total Cost of Capital Services
Projected Property Tax Revenues
I $500
1 $0
I $0
I $500
1 $100
1 $0
I $100
1 $0
n/a n/a
n/a n/a
$1,200
I $0
I $0
I $0
1 $0
n/a n/a
n/a n/a
$0
$525
*Note: The revenue deficit will be overcome as soon as the territory is
developed and additional improvements are added to the NAV.
Annexation Fiscal Plan: Steckley Area
5
Statutory Annexation Factors
The following table summarizes statutory factors with regard to the
proposed annexation and indicates that the proposed annexation complies
in all respects with the requirements of Indiana statute (IC36-4-3).
Existing Land Use
Approved Redevelopment Use
Contiguity with City Boundaries
Population Density
Width of the Proposed Annexation territory
Proposed Utility Service
Is the Area needed & can it be used by the City
Percent Subdivided
Existing Fire Service Prorider
Existing StreetJRoad Maintenance (116~ St.)
Number of Property Owners in Territory
Property Owners Requesting Annexation
Amount Net Assessed Value Requesting Annexation
undeveloped
100%/business (B-6)
> 25%
0.0 persons/acre
· 150 feet
city water & sewer
yes
100%
Joinder
Township/County
1
100%
100%
Location for Inspection of the Fu~ Fiscal Plan
This Summary document is prepared in accordance with IC36-4-3-2.2.
The full Fiscal Plan document can be reviewed at the offices of the City
Department of Law, on the 3'd floor of the City Government Center. The
City will provide a full copy of the Fiscal Plan after the Fiscal Plan is
adopted to any landowner in the annexed territory who requests a copy,
subject to the reasonable cost of copying said document.
Contact Person for Further Information
Information regarding this proposed annexation can be obtained by
contacting Douglas Haney, City Attorney, or Nancy Heck in the City's
Administrative Offices. The general telephone number for City Offices is
317-571-2400. In order to assure a complete understanding of the request
for information and the accuracy of the response, the City reserves the
right to request that any complicated inquiries be submitted in writing to
the City Attorney. The City Attorney shall be the sole and final judge of
what questions, requests or inquiries must be submitted in writing.
Annexation Fiscal Plan: Steckley Area
6
Annexation Policies
The City of Carreel undertook the specific task of developing formal
annexation policies by executing a contract for consulting assistance in
July, 2000, and the City Council has formally approved the Annexation
Policies by separate resolution, as of November, 2000. These Annexation
Policies are on file as public documents with the City and are available for
review at the offices of the Department of Community Services and at the
offices of the City A~tomey in City Hall. The proposed annexation
complies in all respects with the Annexation Policies of the City of
Carreel, as approved.
Providing Municipal Services
Non-Capital Services
All non-capital services are to be provided within one year of the effective
date of this annexation. By adopting this Fiscal Plan, the municipality
hereby agrees and commits to offering all non-capital municipal services
as itemized below no later than one year after the approval of the
annexation, as provided in statute. Non-capital services are itemized as
follows:
POLICE PROTECTION
The annexation territory is currently under the specific jurisdiction of the
County Sheriff for police protection services. In such case as police
protection were needed within the annexation territory, it would not be
uncommon for Cannel Police to also respond to such calls in support of
county officials. This is due to the close proximity of the Carmel Police to
the area, and due to the limited number of County Sheriff officers
compared with the large geographic territory covered by them.
Police jurisdiction will change as a result of the annexation, and the
Carmel City Police will provide police protection to the annexation
territory. It is projected that the potential for police calls to the annexation
territory will not be significant. Based on the crime rates of the City of
Cannel, and the adjacent unincorporated areas the projected fiscal impact
of the proposed annexation on police services is therefore projected to be
less than $500 per year.
Annexation Fiscal Plan: Steckley Area
7
FIRE PROTECTION
Fire protection in Carreel/Clay Township is provided under ajoinder
agreement between the city and township, which obscures the issue of
estimated cost. The simplest explanation is that the same facilities,
equipment and personnel answer the fire calls both inside and outside the
municipality. The only difference between the incorporated and the
unineorporated areas in terms of fire protection is the location of the
budget share. When an area is converted from unineorporated to
incorporated, the assessed value moves from the township to the
municipality, and any jointly-provided service is ~ransferred in its
budge~xy allocation. Therefore, that the budgetary reduction in the need
for fire protection by the Township would be precisely offset by the
increased responsibility for fire protection by the City.
The fire protection facilities for the area will not change substantially as a
result of the proposed annexation. The annexation area is not currently
populated, therefore, it is projected that the annexation will have no fiscal
impact on fire protection, other than the shift in budget source from
township to municipal. In consideration of the forgoing analysis, the
estimated cost of additional tim protection services for the annexation
territory are estimated to be $0 per year.
EMERGENCY MEDICAL SERVICES
Emergency calls for the area are handled in much the same manner as fire
protection, and arc also included in a j oinder agreement between the
municipality and the township. Therefore, the rationale of estimating the
cost of providing emergency medical service is essentially the same as that
of fire protection. Since the annexation territory is not currently
developed, the potential for emergency medical calls is very small. Also,
the same equipment and personnel are likely to respond to an emergency
call to this location, regardless of its corporate status.
Since the annexation territory is undeveloped, there is only a remote
likelihood of a direct need for emergency medical services and the
estimated cost of such services is projected to be $0 per year.
NON-CAPITAL STREET DEPARTMENT SERVICES
The normal operations of the Carreel Street Department would include
such things as street repairs, snow removal, mowing and tree trimming
(within public rights of way) and traffic control. The nature of the
annexation territory, however, is such that the annexation territory adds a
minimal number of lineal feet of local streets requiring repair,
Annexation Fiscal Plan: Steckley Area
8
maintenance, traffic control, snow removal, mowing or tree trimming
services, and 0 resident population requiring other city services.
Snow removal, maintenance, repairs, traffic control, etc., within the
annexation territory area will not change substantially as a restfit of the
proposed annexation. These responsibilities may add a very small amount
to the cost of operating the Carreel Street Department. The projected
annual cost of the services afforded by the Cannel Street Department is
projected to be less than $500.
ANIMAL CONTROL SERVICES
Animal control services are predominantly conducted from the police
department for live animals with the task of removing carcasses falling to
the street department. These services compose a tiny fraction of the
municipality's public services. The small size of the annexation territory,
and its relative lack of development suggest that the projected increase in
animal control service cost resulting from the proposed annexation is
projected to be approximately $0 per year.
PARKS DEPARTMENT
Parks services are also provided through ajoinder agreement with the
township, similar to the other j oinder agreements explained above,
however, the parks service is primarily administered by the Township,
with the fiscal support of the City. The purpose ofthe joinder is to assure
that parks opportunities are developed equitably between the township and
the municipality. As such, the only impact of the annexation on parks
services is the shift of the net assessed value of the annexation territory
from unincorporated to incorporated status. This annexation will not
affect the balance of park land, nor will it necessitate the creation of new
park land within the municipality, therefore the projected impact of the
annexation on parks is $0 per year.
DEPARTMENT OF COMMUNITYSERVICES: PLANNING & ZONING
The services of DOCS are also handled through ajoinder agreement with
the Township. DOCS was responsible for review, approval and
administration of the planning and zoning of the development proposed
for the annexation territory, and those services are already complete.
DOCS will continue to have jurisdiction over the annexation territory with
respect to building permits, land use, development standards and other
administrative details. The shift of one parcel to the City's share of the
joinder responsibility is insignificant, especially since the re-zoning
services have already been performed, however, it would be difficult to
Annexation Fiscal Plan: Stackley Area
9
state that such responsibility had no fiscal/service impact at all. Most of
these additional costs, however, are paid through services fees collected
from petitioners requesting DOCS services. Therefore, the projected cost
of providing DOCS services to the annexation area is projected to be less
than $I00 annually.
ADMINISTRATIVE SERVICES BY THE CITY
The annexation territory would come under the operative jurisdiction of
the City of Carmel after the annexation. In the event that complaints
originate from the proposed development for whatever reason, or that
neighbors complain about the conduct/behavior of potential patrons of the
enterprises to be housed within the annexation territory, such service costs
would accrue to the City as a result of the annexation. The truth, however,
is that the city is probably receiving such complaints already, despite the
fact that there is no legal obligation to provide such services.
As is the case of many of the other non-capital services discussed above,
the projected cost of such services is expected to be nominal. The
developmental character of the annexation territory is such that no
complaints or other administrative issues are projected, at least until the
area is more fully developed. For these reasons, the projected cost of
municipal Administration services resulting from the annexation of the
annexation territory is projected to be less than $100 per year, mostly due
to the necessity for fielding complaints and other matters.
MUNICIPAL COURT
The proposed annexation will have no impact on the operation of the
municipal court. The court's jurisdiction and the number of court cases
will not be affect by this annexation action. Based on these parameters,
the impact of the annexation on the services of the municipal court is
estimated to be $0 per year.
Capital Sen/ices
Indiana statute provides that municipal capital services be provided within
3 years of the annexation action. The character of development within the
annexation territory is such that the need for capital services will be
minimal, especially since the parcels within the area are already receiving
all municipal capital services. As such, the developer is generally
expected to provide any increased capital services to be required within
the annexation territory which are directly related to the proposed
development.
Annexation Fiscal Plan: Steckley Area
CAPITAL STREET DEPARTMENT SERVICES
The annexation territory is already afforded frontage roads which meet the
standards of the municipality. Any additional, internal roads within the
proposed annexation area will be provided by the developer, without
municipal cost participation. City policy dictates that it is the sole
responsibility of the developer to fund all such capital roadway
improvements. The City of Carmel will be requhced to undertake $0 in the
capital cost of developing new roads and corridors within the annexation
ten'itory. Therefore, the projected capital cost of providing new or
improved roadways within the proposed annexation area is $0.
CAPITAL FIRE FACILITIES
Although fire services are considered to be non-capital municipal services,
it is clear that the development of new fire stations is a capital cost which
must be borne by the municipality. The annexation territory will be
adequately served by existing fire protection facilities, and development in
the territory will not necessitate the construction of any additional fire
stations, nor will it require the acquisition of any new equipment to serve
special needs of the area. As such, the proposed annexation would result
in $0 in increased capital cost for fire fighting facilities.
FIRE HYDRANTS
The annexation territory is already served by water facilities, including fire
hydrants sufficient to meet the current level of development. Any
additional fire hydrants necessitated by proposed development are to be
installed by the developer for the purpose of fighting fires within the
proposed annexation area. At this time, and in the future, any fires to be
fought within the annexation territory may utilize existing fire hydrants.
Therefore, the capital cost of providing fire hydrants within the annexation
texTitory is projected to be $0.
CAPITAL t~VATER SERVICES
The annexation territory is already provided with water service to the site
which is sufficient to meet the existing developmental character of the
territory. Any enhancement to this water service will be provided by the
developer as part of any proposed future development. Due to these
considerations, the projected capital cost of providing water service to the
annexation te~tory is $0.
CAPITAL SEWER SERVICES
The annexation territory already has access to sewer lines. Future
connection to these sewer lines will be accomplished at the expense of the
Annexation Fiscal Plan: Steckley Area
11
developer, and the City Sewer Utility will be paid for such connections in
accordance with the system of rates and charges applicable to those
specific developmental conditions under the City's Sewer Rate Ordinance.
The City will provide no enhanced sewer service to the proposed
annexation territory that is not paid by the developer. Therefore, the
projected capital cost to the City of Cannel for providing sewer service
within the annexation territory is $0.
CAPITAL DRAINAGE FACILITIES
Drainage facilities within the annexation territory are adequate to meet
current city standards at the current level of development within the
territory. Any proposals to further develop land within the annexation
territory would be required to meet the drainage standards of the DOCS at
the time of the proposal, and will be designed, constructed and maintained
at the expense of the developer. These development standards are set to
assure that the development prevents and/or minimizes flooding associated
with the development, as well as minimizing the pollutant loads from such
things as petroleum, grits and road salts associated with the vehicular
traffic. As a result of these considerations, the annexation territory will
require no additional capital drainage services as a result of annexation.
The projected cost for providing drainage facilities associated with the
annexation territory is $0.
CAPITAL STREET LIGHTS
The capital service of street lights is provided within the city of Cannel.
In cases where no street lights exist, but the neighborhood would like
street lights instailed, the City conducts a study to determine the need for
such lighting, the type of development requesting the lights, and the
capacity to provide the lighting within existing rights of way.
Development, installation and maintenance of street lights for commercial
developments is borne entirely by the developer. The annexation area has
been re-zoned for business development. The current level i~fstreet
lighting is commensurate with the current level of development.
Therefore, the projected capital cost of providing street light service to the
proposed commercial development is $0.
Conclusions Regarding Municipal Services
The conclusion is redundant. The annexation territory is important to the
future growth of the City of Carmel, and is located contiguous to the
corporate limits of the city. Annexation of the territory is appropriate as a
condition to connection to the City's utility systems, and the annexation is
Annexation Fiscal Plan: Steckley Area 12
entirely in compliance with the City's annexation policies. The City will
not be required to provide any capital municipal services within the
annexation territory as a result of this annexation, therefore, the capital
cost of providing said municipal services is projected to be $0 per year.
The estimated cost of additional non-capital services to the annexation
territory is nominal. This small territory will have virtually no impact on
the municipal service matrix of the city, and most of the estimated increase
in the cost of municipal services is presented mainly because it would be
difficult to defend an absolute estimate of $O. Clearly, the proposed
annexation will have only the most nominal impact on non-capital
services, and the estimated costs of said non-capital services represents an
insignificant mount when compared to the total budget of the City of
Cannel.
Plan for Extending Municipal Services
The proposed annexation will not require the extension of any services
which are not already afforded the area. As such, the cost of said services
is projected to be minimal and the revenues generated through the
annexation is projected to be minimal. For these reasons, the plan for
extending municipal services is that all services required by and
appropriate to the land use within the proposed annexation area are
currently being provided and any other municipal services which are later
found to be necessary will be negotiated separately, most likely in
accordance with a development proposal (and likely to be at the expense
of the developer).
Projected Property Tax Revenues
The annexation of the proposed territory is projected to produce some new
property tax revenue to the City, however, the mount of that revenue will
increase when the area is developed. It is difficult to estimate the property
tax revenue stream resulting from any proposed development, especially
considering the current confusion with regard to the State's property tax
system. For purposes of this Fiscal Plan, however, the estimated property
tax revenues from the annexation territory will be generated in accordance
with the following computation table, based on data received from the
Hamilton County Auditor:
Annexation Fiscal Plan: Steckley Area
13
Estimated Property Tax Revenues:
Estimated Construction Cost -- Market Value = Estimated True Tax Value
$105,000
Net Assessed Value -- True Tax Value / 3
$35,000
Projected Property Tax Rate = Estimated 2001 Cit~ Tax Rate
I EstimatedAnnual Properly Tax Revenues
$0.0150
,-,I
In the interest of disclosure, there are several ways in which the above
estimate could prove inaccurate. Certainly, the City's property tax rate
changes every year as a result of the budget process, thus affecting the
revenue projection. Second, the State is guaranteed to be required to
revise its property assessment procedures in the year 2001 which is
guaranteed to change the property tax revenue system, which is virtually
guaranteed to change the property taxes levied on every piece of property
in the State. Third, the estimated market value of the property could be
altered as a result of the assessment process, even though one would
assume that the market value bears some resemblance to construction cost
of development. The sum of these possibilities is that there is a likelihood
that the revenue situation will change from time to time. For purposes of
this analysis, however, it is believed that the above estimation process is
substantially valid for purposes of this Fiscal Plan.
Methods of Financing
Annexation of the annexation territory will not generate any substantial
demand for municipal services within the area, therefore, the projected
cost to the City as a result of the proposed annexation action is believed to
be minimal. Based on the projection of costs and revenues, it is unlikely
that it will be necessary to finance any capital or non-capital services
resulting from the annexation action, because the projected revenues
substantially exceed the projected cost of services.
FINANCING IN THE EVENT THAT PROJECTIONS ARE INACCURATE
The projected cost of services resulting from the annexation is very
nominal, especially in comparison to the potential property tax revenues
resulting from the development. If this projection later is found to be
inaccurate, and it is determined that additional municipal services must be
supplied to annexation territory for any reason, such costs will have to be
paid from other revenues of the City, potentially including COIT revenue
streams, as well as minor revenue streams such as alcohol gallonage taxes,
cigarette taxes, and other revenues. Given, however, that the entire
Annexation Fiscal Plan: Steckley Area 14
annexation area is undeveloped (yet zoned for business development) in
nature, and that commercial developments are self-supporting, the
likelihood of such an inaccuracy is extremely remote.
Cost Revenue/Service Summary
The above narrative details the considerations made in projecting the costs
and revenues associated with the annexation of the annexation territory, as
well as the estimated time (number of years from date of annexation) by
which such services will be provided to the annexation area. The
following summary table shows that the City is projected to experience a
net revenue deficit as a result of the annexation of the proposed territory.
Cost/Revenue Summary
I No.-capital M.,icipal SetvicesI # y=I at. Cost
PoJice Protection by City police 1 $500
Fire Protection by City I $0
Emergency Medicel Assistance by City 1 $0
Non-Capital Street Department Services by City I $500
Administrative Services by City I $100
Municipal Courts 1 $0
Department of Community Services I $100
Animal Control by City I $0
Parks Services (jointier, by Township) n/a n/a
Health Department Services (by County) n/a n/a
Sub- To tal Cost of Non-Capital Setvices $ I, 200
I Capital Municipal Setvices
Capital Street Department Services by City I $0
Capital Fire Facilities & Hydrants by City 1 $0
Sewer & Water Utilities from City I $0
Capital Drainage Services by developer n/a n/a
Capital Street Lights by developer n/a n/a
Sub-Total Cost of Capital Services $1,200
Projected Property Tax Revenues $525
I Net Revenuel(Deficit) I ($675}
Annexation Fiscal Plan: Stacklay Area
15
Conclusions & Recommendations
COHGlUSiOfiS
The analysis of costs and revenues indicates that the annexation of the
proposed territory will have a positive fiscal impact on the City, due to the
fact that the proposed development will require only nominal demand for
municipal services, while simultaneously adding substantial new assessed
value to the property tax base. At the same time, the annexation territory
does have adequate contiguity with the boundaries of the City of Cannel,
and the failure to include this area within the corporate limits of the City
would obviate the future capacity of the City to annex and serve areas
contiguous to the annexation territory.
It is also appropriate to note that the area to be annexed is proposed for
development, but currently contains only one home on a 5 acre lot. At
such time as the property is developed, the property tax revenues will be
substantially enhanced, tipping the cost/revenue balance toward the
positive.
Recommendations
Based on the information presented in the fiscal plan and the conclusions
cited above, it is recommended that the City of Carmel begin the statutory
process necessary to annex the area referred to herein as the Steckley
Annexation Area.
Employees of Other Government Agencies
This annexation action is projected to have no impact on the employees of
any other government agency at the township, county or state level. The
City is not aware of any employee from any government agency who will
lose their jobs because this annexation area is annexed into the
incorporated City of Carmel. However, if it is later determined that the
annexation of the proposed territory by the City of Carmel does have such
an impact, the City will consider any displaced person for employment at a
comparable position within the city government. This consideration,
however, is not to be construed as any commitment to him any individual,
whatsoever.
Extending Political Jurisdictions
The annexation territory contains a population of two, and holds no
development or zoning designation which could be expected to later
Annexation Fiscal Plan: Steckley Area
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support population. As a result, the annexation of the annexation territory
will have no impact on political jurisdictions at the local/municipal,
county or state levels. The annexation, however, if approved, will require
a technical amendment to the map of political districts to include the
annexed area in one or more districts for City Council, as well as
adjustment of the technical boundaries for certain other elected offices. As
stated, however, these adjustments are purely technical in nature and will
not affect any voters or other citizen residents of the annexation area.
List of Parcels
parcel # owner
17 09 36 00 00 055 000 Steckley
larea
5 Acres
NAV
$35,000
Annexation Fiscal Plan: Steckley Area
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