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HomeMy WebLinkAboutCC-08-20-01-03 Fiscal Plan/C-209SPONSOR: Councilor Wayne Wilson RESOLUTION NO. CC-08-20-01-03 ADOPTING A FISCAL PLAN FOR THE ANNEXATION OF PROPERTY CONTIGUOUS TO THE CITY OF CARMEL, INDIANA WHEREAS, a Petition For Annexation has been filed requesting annexation to the City of Carmel, Indiana ("City") of the twenty-one (21) acre parcel of real estate legally described in Exhibit 'A' hereto (hereafter "Real Estate"); WHEREAS, the Real Estate is "contiguous" to the corporate boundaries of the City. WHEREAS, 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: Section Two: Section Three: Section Four: Section Five: 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'. The purpose of the Plan is to confirm that the City is physically and financially able to provide municipal services to the Real Estate. The basic services described in the Plan becomes effective upon adoption of Annexation Ordinance C-209-01. 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. 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 Carmel, Indiana this 20th day of August, 2001, by a vote of l ayes and ~ nays. 40MMQN CO esiding Officer ~r{~~ ~~~tO' ~ Robert all Wayne . Wilson Diana 1. Cordray, IAMC, Cler -Tr Presented by me to the Mayor of the City of Carmel, Indiana, the 20th day of August, 2001. Diana 1. Cordray, IAMC, Clerk- T asurer Approved by me, Mayor of the City of Carmel, Indiana, this 20th day of August, 2001.ut ;( '1Sp. m . Diana 1. Cordray, IAMC, C1erk- 'reas rer This Document Prepared By: Cars D. Frankenberger, NELSON & FRANKENBERGER, 3021 East 98th Street, Suite 220, I lanapolis, IN 46280. F: \ User\J lUlet\Get'llhmRI1\Resolution-Fiscal Plan Adoption. wpd EXHIBIT "A" A LAND BOUNDARY DESCRIPTION OF PART OF COLLEGE HILL SUBDIVISION SOUTH OF 1-465 AND ADJACENT PARCEL TO THE EAST JANUARY 17, 2001 Part of the Southwest Quarter of Section 12, Township 17 North, Range 3 East, Clay Township, Hamilton County, Indiana, being described as follows: Lots 27-35,70-87, and 123-130 (all inclusive) of College Hill Subdivision as recorded in Plat Book 119, Page 30 in the records of the recorder of Hamilton County, Indiana. Also all that portion oflots 36, 69, 88, and 122 which lie south of the South right of way of Interstate 1-465 as said right of way currently exists. Also including the rights of way for Carrollton Avenue and Guilford Avenue, beginning at the North right of way of 96th Street and going north to the South right of way of Interstate 1-465 as it currently exists and the North 45 foot right of way of 96th Street, beginning at west line of Lot 27 of said College Hill Subdivision and extending east to the East line of said subdivision. Further including the following described parcel: Part of the Southwest QuarterofSection 12, Township 17 North, Range 3 East, in Hamilton County, Indiana, more particularly described as follows, to wit: Begin at a point on the South line of said Section 12 that is 1200.95 feet East of the West line thereof; thence North and parallel to said West line 435.6 feet; thence East and parallel with said South line 100 feet; thence South and parallel with said West line 435.6 feet to the said South line; thence West along said South line 100 feet to the place of beginning. The total land area included in the above described parcels being 21.5 acres more or less. This acreage is only approximate and was not determined by field survey. F:\ UBcnJ anot\Gefllhman\lUiaolution-FilIcal Plan Adoption. wpd . , City of Carmel Hamilton County, Indiana Annexation Fiscal Plan College Hills Annexation Area August 9, 2001 'IfIf@]@@]f%)ffD ~(f;O@[JDao1!D(f;1J O[JD(f;o Michael R. Shaver, President 4742 Bluffwood North Drive Indianapolis, IN 46228 (voice) 317/299-9529 (fax) 317/329-9885 (e-mail)wabsci@aol.com EXI-I / eo", II 8'1 Annexation Fiscal Plan The following table projects the cost of providing municipal services to the annexation area based upon the City's 2000 budget. Projected Impact of College Hills Annexation Deoartment 2000 Budaet Police Street Department: Board of Works $9,720,707 $5,514,340 !2 Tax Rate $1.54 1.01% $0.02 1.25% $0.02 10.04% $0.15 1.00% $0.02 0.79% $0.01 0.69% $0.01 2.59% $0.04 17.37% $0.27 29.06% $0.45 16.48% $0.25 3.72% $0.06 30.69% $0.47 2.68% $0.04 37.09% $0.57 100.00% $1.54 Mayo~s Office Fiscal (Clerk-Treasurer) legislative/City Council Judicial Law Plan Commission Administration Total Administrative "overhead" $338,250 $417,725 $3,359,400 $334,585 $262,719 $231,635 $865,630 $5,809,944 Joinder Services Communications Center Fire Community Services Total of Joinder Services Total Budget (1.54) Annexed Population Existing Population (2000) Impact on Population Annexed miles of roadway Miles of existing streets Impact on Street Department Annexed NA V Existing City NA V Impact on NAV $1,243,235 $10,268,881 $897,665 $12,409,781 $33,454,782 103 37,733 0.27% 0.58 203.5 0.29% Administration Budgets (overhead) Impact on Police Department Impact on Street Department Subtotal of Departmental Costs Estimated Fiscal Impact of Annexation (including overhead) $537,620 $705,000,000 0.076% Budget Restoration .Addltional Cost 17.37% N/A $7,339 $9,720,707 0.27% $26,535 $5,514,340 0.29% $15,717 $42,251 $49,590 The column "tax rate at the far right represents the approximate proportion ofthe total budget/tax rate allocated to each department. These values fluctuate within a relatively narrow range, depending upon special needs and situations faced during the year, however, the percentages/proportions are valid for estimating purposes with respect to the proportion of the College Hills Annexation Fiscal Plan: Carmel, IN 2 property tax revenues dedicated to each department. These proportions will be used in the Fiscal Plan form for projecting the cost of annexation. Indiana statute requires that the Fiscal Plan make reasonable estimates of the cost impact of the proposed annexation for purposes of determining the fiscal parameters of the decision. The above table is intended to provide a simple method of objectively estimating the fiscal impact of the proposed annexation. Annexed Population The annexed population is a measure of the portion of the annexation that is residential in nature. The proportionate increase in population resulting from the proposed annexation will generate a projected impact on the services of the police and fire departments, as well as other departments providing municipal services that are offered primarily to the general public, as opposed to commercial business and industry. In the case of Carmel, the cost of municipal services offered by the police department are expected to increase in approximate proportion to the estimated increase in population resulting from the proposed annexation. Based on this premise, the estimated population within the proposed annexation area is (insert population). Annexed Streets & Roads The annexation area will add an estimated (search and replace: miles of streets) miles of streets and roads to the municipal thoroughfare system. The City of Carmel has approximately 203.5 miles of local streets and roads, therefore, the projected fiscal impact of the proposed annexation on the street department is estimated to be in approximate proportion to the mathematically computed proportion of new streets added to the municipal thoroughfare system which results from the proposed annexation. This proportionate increase is computed in the summary table, above. Summarv of Municipal Service Impact .Departmental Services Provided by Joinder Most of the municipal services of the City of Carmel are offered through ajoinder agreement with Clay Township. The following services are provided through joinder agreements: fire protection, parks, planning/zoning/community services, and the communications center. Therefore, the proposed annexation will generate no measurable fiscal impact on the operation of these departments. Instead, the revenues associated with these departments will simply be transferred from the township budget to the municipal budget, thereby generating no net impact. Impact on Police Department' The projected fiscal impact of the annexation on the police department is projected to be approximately proportionate to the increase in population in the proposed annexation territory. That estimated population is shown in the table above. This annexation, taken independently of other annexation actions, is not sufficient in size to justify an increase in the number of police officers, nor does it generate a need for significant additional capital or operational resources. In essence, the City normally considers the needs for new police resources on an annual basis as part of the budget negotiations, and any increase in the need for police resources (such as officers, equipment or office space) resulting from the combined or cumulative impact of many small annexations such as this will be accommodated through the annual budget process. Therefore, the table above reflects a projected fiscal need, which must be considered annually in conjunction with the other annexation actions of the City to determine whether the combined impact of small annexations justifies the need for additional resources, as stated above. College Hills Annexation Fiscal Plan: Carmel, IN 3 Impact on Street Department The projected impact of the proposed annexation on the municipal operation of the Street Department is estimated to be in direct proportion to the number of miles of additional streets which will be added to the municipal thoroughfare system, as shown on the table above. Of course, this number can also be adjusted to accommodate the possibility that some of the roads in the proposed annexation area require additional improvements to meet city specifications. As such, the primary fiscal impact of the proposed annexation on the Street Department will be in direct proportion to the number of miles of additional streets which will become the responsibility of the Street Department to maintain. This proportionate increase is reflected in the table above. Impact on Municipal Administratiou The projected impact of the proposed annexation on the departments involved in municipal administration is measured as a matter of "overhead" for the continuing operations of municipal government. In Carmel, these municipal departments include the Mayor, City Council, Clerk Treasurer, Department of Law, and Community Services. For purposes of projecting the fiscal impact of the proposed annexation, the cost of operating these departments is added as an overhead item in the table above, increasing the projected fiscal impact of the proposed annexation by the proportionate increase in the cost ofthe overall city budget. Itemization of Carmel Municipal Services The following itemization of city services is intended to specify and clarify the services which are offered to those properties which are located within the corporate limits of the municipality, as well as those services to be provided to areas specified for atmexation. Any service which is not itemized herein is not to be considered a part of the municipal services package. Also, the legislative and executive branches of municipal government are responsible for remaining vigilant in reviewing and improving the meatlS of delivery of municipal services and the charges/revenues related thereto. As such, the delivery of municipal services is altered from time to time, and the charges/revenues related thereto are also adjusted to reflect statutory, budgetary, regulatory and other changes. In most cases, the primary funding source for the municipal budget is property taxes, however, other local taxes and fees are levied in the form of both taxes and specific user charges related to various services. The services itemized below are considered a part of the municipal service package, however, the funding for such services can be adjusted by the municipal authorities as a part of the normal conduct of municipal business. There are other items, including services and facilities, which fall into the classification of "development standards," as used herein. Generally speaking, the municipality acknowledges that various developments are undertaken to address various markets and the idiosyncracies of consumers within those markets. In order to address these idiosyncracies, the developer/owner offers differing amenities to attract customers/buyers. With that understanding, it is not the policy of the municipality to undertake the task of standardizing all of these development amenities as a result of annexation or municipal growth by allowing such services and/or facilities to be classified as "municipal services." Public Safety: Police Protection All property within the corporate limits is served by security patrols of the municipal police department, as well as traffic patrols, criminal investigations and other services of the municipal police. As such, the municipal police department will respond to all calls within the corporate limits ofthe municipality, atld will address those calls with appropriate procedures, based on the nature of the case. In certain cases, based entirely upon the idiosyncracies of the specific situation, the College Hills Annexation Fiscal Plan: Carmel, IN 4 municipal police may call for assistance from other agencies in order to protect the public from harm. In addition, the County Sheriff sometimes calls for the additional assistance of the municipal police, or for response from the municipal police, again based on situational diosyncracies. The Police Department is funded primarily through local property taxes and other local revenues, however, supplemental funding of various types is sometimes sought. Public Safety: Fire Protection (Joinder) Fire protection in the Carmel-Clay area is provided through a joinder agreement which generates a jointly funded municipal fire department. All property within the corporate limits is served by the municipal fire department. As such, the municipal fire department will respond to all calls within the corporate limits of the municipality, as well as unincorporated Clay Township. In certain cases, based entirely upon the severity and idiosyncracies of the specific situation, the municipal fire department may call for assistance from other agencies, including the fire departments of neighboring communities, in order to protect the public from harm. The Fire Department is funded primarily through local property taxes and other local revenues under the conditions of the joinder agreement, however, supplemental funding of various types is sometimes sought. Public Safety: Communications Center (Joinder) The municipal communications center is also funded. under ajoiner agreement with the Township and is responsible for handling and distributing emergency calls to the appropriate response agency. The communications center handles all calls, regardless of their source (inside or outside the corporate limits), and is generally funded through property taxes and other local revenues under the joinder. Public Safety: Emergency Services (Joinder) The municipal emergency services is also funded through ajoinder agreement with the Township, and includes a number of specific functions which are not directly related to police and fire protection, but include responses to traffic accidents, personal injuries, and other human emergency situations. The emergency services are also primarily funded through property taxes and other local revenues, under the joinder agreement. Municipal Administration The municipal administration includes the services of the executive (mayor), legislative (city council), judicial (city court), legal (city attorney) and fiscal (clerk/controller) branches of municipal government, as well as the Board of Public Works, which assists in managing the capital infrastructure systems of the municipality. These administrative services cover many topics related to the operations of the municipality under the local, state and federal statutory and regulatory structure, with the most singularly important function being that of managing and overseeing the operation of all municipal service departments. The functions and services of all municipal departments are managed by the municipal administration, which will be treated as 'overhead' to the other departments for accounting purposes. It should also be noted that these municipal departments and agencies often handle complaints from, and otherwise interact with, individuals and entities which are not within the corporate limits of the municipality. As such, the services of the municipal administration cannot be easily confmed solely to the owners of property within the corporate limits ofthe municipality. At the same time, the municipal administration has no authority outside of the corporate limits of the municipality. Municipal administrative services are primarily funded through property taxes and other local revenues, however, the administration also seeks special funding of various types from time to time. College Hills Annexation Fiscal Plan: Carmel, IN 5 Planning, Zoning, Building Inspection & Development Review (Joinder) The municipality also provides services related to the maintenance, development and improvement of property within the corporate limits, as well as property within the jurisdictional limits of the Plan Commission, as defined under Indiana statute and the joinder agreement. These services relate directly to the management and maintenance of existing development (such as health and fire inspections), as well as the review, approval and management of new development (to protect public health, safety and welfare, and protect local property values). Planning and roning services are primarily funded through property taxes and other local revenues as part of the general fund, and under the joinder agreement. Municipal Streets The municipal street department is responsible for protecting the integrity of that portion of the local thoroughfare system which is not a part of the state or federal highway systems. This would include all local thoroughfares, collectors and streets, as designated by the Indiana Department of Transportation. Specific services within this general responsibility would include such services as: street improvements (capital), street maintenance/re-paving (including small- and large-scale repairs), snow removal, and street sweeping. Municipal street services are performed on an as- needed basis and are managed by the Board of Public Works, which assists in defining street project scope(s), setting priorities between projects and managing the available funds to the best advantage and best interests of the municipality as a whole. Irregularities in weather or other environmental conditions have a significant impact on the provision of, and demand for, municipal street services, which the Board of Public Works assists in managing. The Street Department is funded through a combination of funding sources, including property taxes and other local revenues, as well as other state and local funds. Street Repairs & Reconstruction The Street Department provides minor street repairs on a routine, as-needed basis. Pot holes are a normal consequence of winter weather and the Street Department makes an attempt to patch all streets regularly, within the constraints of the budget. In addition, the Street Department periodically plans and contracts for major street reconstruction projects. Due to the high cost of major reconstruction projects, it is necessary for the Street Department toplan such improvements well in advance, and generally in conjunction with obtaining outside funding for such projects. Street Sweeping The Street Department is also responsible for sweeping streets to remove debris of various types. The effort is made to sweep streets during non-winter months, with an anticipated minimum of sweeping each street at least once per quarter, within the constraints of the budget, personnel and equipment available. Snow Removal The Street Department provides snow removal services during winter months, using a system of thoroughfare priorities where the major thoroughfares are cleared first, and local streets cleared thereafter. Snow removal services include both plowing and salt distribution, and are covered by specific snow removal policies which are reviewed and managed by the Board of Works. The Street Department attempts to clear every street of any major snowfall, within the constraints of available budget, personnel and equipment. College Hills Annexation Fiscal Plan: Carmel, IN 6 Street Lights Street lights are not offered as a municipal service, but it is necessary to address this service due to its specific inclusion in the statutory parameters. Under the Carmel-Clay development policies, street lighting and other public lighting is a development standard. As such, the developer of the site - whether it be a single building site, a commercial complex or a residential subdivision, is responsible for providing lighting which is appropriate to and necessary for the proposed development. In cases of commercial developments, the requisite lighting would be drastically different from lighting required for a residential development. Similarly, both developers and individuals have differing preferences with respect to public lighting, which is reflected in the development standards for any proposed development. Street lights have been made available on a limited basis in various locations within the municipal limits, generally in the olderlhistorically developed areas, however, modem development policies and standards of the municipality require the developer to install lighting for all developments. Street lights are, therefore, not offered as a municipal service and are considered to be a development amenity (the developer is required to install and maintain street lighting suitable to the development). The municipality will, under certain circumstances, consider the installation of street lights on a limited basis and in special situations through processes and policies ofthe Board of Public Works. Utility Service The subject of utility service is commonly misunderstood, due largely to individuals making invalid assumptions with regard to the nature and context of receiving such services. Therefore, the City of Cannel shall simply state the general policy, with additional detail provided below. That general policy is: The City of Carmel will provide access to sewer and water utility service for any proposed development, with the costs (or connectinl! to that utilitv service to be borne bv the develooer/owner. in accordance with the policies and fee structure of the Board of Public Works. The development policies of the City of Carmel and the Carmel-Clay Plan Commission have required developers to install sewer and water utilities within their developments for the vast majority of developed sites in the Township for many years. In most cases, the developer installs such infrastructure and then add this cost to the price ofthe developed parcel, meaning that the cost of such infrastructure is paid by each individual property owner. However, in some cases, based upon the specific request ofthe developer/owner, the development was allowed to proceed without utility connections. Many of these decisions were based on the developer/owner being unwilling to bear the cost of the installation of said utilities. Let it be perfectly clear to all who investigate this issue that it is not the developmental intent of the citizens of the City of Carmel to provide a monetary windfall to individuals who initially refused to pay the cost of utility connection by causing the City of Carmel to provide such utility services when their private well runs dry or their septic tanks malfunction. The City's policy for utility connection shall be that the developer/owner may choose not to connect the proposed development to the municipal utility systems, and thus avoid the immediate cost of said connection. However, when such connections are later required, for whatever reason, the system of fees and charges promulgated by the Board of Public Works shall apply to that utility connection. In this manner, the cost of installation of utility infrastructure is equitable to all property owners within the service area of the College Hills Annexation Fiscal Plan: Carmel, IN 7 utility, whether the owner decides to connect to the utility systems when the development first occurs, or whether the owner decides to connect at some later date. Utility Connections as an Economic Incentive Let it be further understood, however, that the City of Carmel's annexation policies allow the issue of utility connection costs to be considered an "economic incentive." The annexation policies allow that economic incentives can be provided in exchange for consensus related to annexation, i.e. in exchange for non-remonstrance agreements or specific petitions to annex property. Under these general policy provisions, and in circumstances to be determined solely by the City of Carmel, the costs and fees associated with utility connections can be negotiated within practical limits as part of a package which includes almexation consensus. Municipal Water Utility The municipal water utility provides potable water service to properties within the service area of the water utility, in many cases outside of the corporate limits of the municipality. The municipal water utility technically provides the service of pumping water from the water source, treating the water to some level, distributing the water into the system of municipal water lines, storing the water for peak demand and fire protection purposes, and maintenance of the system, in its entirety. This policy states that the water utility meets the parameters of providing access to water utility service to a property when a municipal water distribution line is within the distributive area of a main trunk line or lateral line. When water lines are already developed with respect to a specific property, the water utility is made directly available to that property when a water line is located within 100 lineal feet of tlle nearest property line of the parcel. In some cases, property owners have not connected their property to the municipal water system and use private water sources (primarily wells) instead. This election is made by the property owner in accordance with the development standards of the property at the time of the original development. The municipal water system also extends beyond tlle corporate limits of the municipality and service is provided to property in unincorporated areas. The water utility is administered by a Utility Service Board which is responsible for recommending user charges to the legislative body of the municipality for implementation. The legislative body of the municipality may consider changes to the user charge system to reflect special situations, as well as changes in policy with regard to the type of customer and/or the location (inside or outside of the corporate limits of the municipality). The policy of providing municipal water service is not to be construed as being "free" in any respect, and is certainly not covered by property taxes. The water utility is supported by a system of user charges which is administered by the Utility Board, in cooperation with the municipality. In addition, the development policies and standards of the municipality require the developer/owner to pay any capital costs associated with the extension of water distribution facilities into any proposed development. The only major capital expenditures covered by the water utility (outside of the service extensions afforded by the developers) is the capital cost of constructing and maintaining water pumping, treatment and storage facilities, which are paid either directly or indirectly through the utility's user charge system. The cost of extending distribution lines is to be borne by the property owner/developer. Property tax revenues are not a part of the water utility budget. The water utility sets a system of user charges which are generally paid on a monthly basis. Those user charges cover both the capital and operating costs of the water utility. In addition to monthly service charges, the water utility may consider and/or establish a system of fees for other services such as various connection fees, andlor College Hills Annexation Fiscal Plan: Carmel, IN 8 supplemental fees for special facilities installed to meet the needs/demands of various customers. The water utility is also subject to some regulatory requirements which are administered at the state and/or federal level. As such, the system of fees and charges must be adjusted from time to time to remain current with regulatory and other requirements. Fire Hydrants The municipality pays a rental fee on fire hydrants which are necessary for municipal fire protection services. These rental fees are generally supported by the user charge system of the water utility. As stated with regard to other services, the municipality may seek changes in the system of revenues used to pay for such services, however, at this time the policy of the City is that the developer of the site - without regard to the nature of the development - is responsible for installing the fire hydrants necessary to protect the proposed development from catastrophic fire. Mnnicipal Wastewater Utility The municipal wastewater utility provides access to wastewater collection, treatment and disposal service to all properties within the corporate limits of the municipality, as well as to other wastewater utilities which are serving the Carmel-Clay area. This policy states that the municipality meets the parameters of providing access to municipal wastewater service when the parcel is within the drainage watershed of a major interceptor, trunk or lateral sewer. In cases where sewer laterals are made available to developed parcels, the standard for service is met when a municipal sewer is located within 100 lineal feet of the nearest property line of the parcel. In some cases, property owners have chosen not to connect their development to the municipal sewer system and use private wastewater disposal facilities (primarily septic tanks), instead. This decision is based purely upon the owner's election and the development standards of the original property development. As noted above, the general policy of the City is that the developer pays the cost of installing wastewater utility service in accordance with the schedule of fees and charges in effect at that time, and then adds that cost to the price of the developed parcel. In this manner, the property owner ultimately pays for the cost of the wastewater utility connection. . In the case of developers/owners who elect not to pay the cost of wastewater utility connections for whatever reason, it is the policy of the city of Carmel to respect that decision. However, when those private wastewater facilities become dysfunctional, it is the policy ofthe City of Carmel to provide such wastewater utility cormections at the capital expense of the owner, and in accordance with the schedule of fees and charges of the Board of Public Works at the time the work is undertaken. In this manner, the provision of wastewater utility services is equitable to all property owners. The municipal wastewater system also extends beyond the corporate limits of the municipality and municipal wastewater service is provided to property in unincorporated areas, as well as allowing other wastewater utilities to service properties within the corporate limits of the municipality. The wastewater utility is also administered by a utility service board which is responsible for developing and recommending a system of user charges to the legislative body of the municipality for implementation. These user charges must cover the cost of both capital and operations of the wastewater utility. The legislative body of the municipality may consider changes to the user charge system to reflect special situations, as well as changes in policy with regard to the type of customer and/or the location (inside or outside of the corporate limits of the municipality). The policy of providing municipal wastewater service is also not to be construed as being "free" in any respect, and the costs of such services are certainly not covered by property taxes. The College Hills Annexation Fiscal Plan: Carmel, IN 9 wastewater utility is supported by a system of user charges which is administered by the Utility Board to cover both capital and operating expenses, in cooperation with the municipality. Property tax revenues are not a part of the wastewater utility budget. The development standards of the municipality are such that the capital cost of wastewater utility services is afforded by the developer as part ofthe development of the property (and that cost is ultimately passed on to property owners). In addition to monthly service charges, the wastewater utility has established a system of fees for other services such as various connection fees, and/or supplemental fees for special facilities installed to meet the needs/demands of various customers. The cost of extending distribution lines is to be borne by the property owner/developer. The wastewater utility is also subject to regulatory requirements which are administered at the state and/or federal level. As such, the system of fees and charges must be adjusted from time to time to remain current with regulatory and other requirements. Drainage The municipality does not offer drainage services, except through development standards. In cases of new subdivisions, the development standards require the developer to provide on-site stormwater collection and retention for the subdivision/development in order to provide drainage services. In addition, county authorities are responsible for maintaining the county's system of drains and ditches (with such services being paid through specific levies by the county). In those portions of the municipality which were developed under historic development standards, there is a system of stonn sewers which the municipality maintains, however, this storm sewer system was developed under the development parameters operative at the time of original construction and the storm sewer system is not extended into newer developments. Items Which Are NOT Municipal Services This section of the municipal services statement is offered for illustrative purposes only and is not to be considered a formal part of the description of municipal services. Instead, this section of the document is offered solely in an attempt to answer frequently asked questions in this regard. Sidewalks The municipality does not offer sidewalks as a municipal service. Sidewalks are a part of the development standards of the individual developments and are reviewed as part of the zoning and development process. Large-tract residential parcels generally are not required to install sidewalks, for example. The growth policy of the municipality is that sidewalks are offered as a development amenity and not a municipal service. Street Lights The municipality does not offer street lights as a municipal service. Street lighting is a development amenity which is considered part of the planning, zoning and development review process. Different types of development are required to install vastly different types of lighting, based on the land use and other parameters, and the municipality has no intentions of standardizing the lighting requirements of various forms of development as a result of growth and/or annexation. Curbs & Gutters The municipality also does not offer curbs and gutters or other roadway amenities as a municipal service. As above, these items are development amenities which vary on the basis of the College Hills Annexation Fiscal Plan: Carmel, IN 10 development and are reviewed within the planning/zoning review process and negotiated with the developer. Other Items There are other items, including services and facilities, which fall into the classification of development standards as used herein. Generally speaking, the municipality acknowledges that various developments are undertaken to address various markets and the idiosyncracies of consumers within those markets. In order to address these idiosyncrasies, the developer/owner offers differing amenities to attract customerslbuyers. With that understanding, it is not the policy of the municipality to undertake the task of standardizing all of these development amenities as a result of annexation or municipal growth by allowing such services and/or facilities to be classified as "municipal services," College Hills Annexation Fiscal Plan: Carmel, IN 11