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Home My WebLink AboutADMIN 82-57CORPORATION OF THE TOWN OF NEWCAS.�L 40 TEMPERANCE STREET BOWMANVILLE, ONTARIO UC3A6 TELEPHONE 623-3379 REPORT TO COUNCIL MEETING OF JULY 19, 1982 ADMIN. NO: 82 - 57 SUBJECT: CLOSURE AND CONVEYANCE OF ROAD ALLOWANCE LOTS 26 AND 27, CONCESSION 9 (CLARKE) PLAN IOR-1097, MRS. R. BEAUCAGE RECOMMENDATIONS: 1. That this report be received; and 2. That Council consider the request to close and convey the road allowance etween Lots 26 and 27, Concession 9 Clarke and give direction to staff. BACKGROUND: As Members of Council are aware, the request by Mrs. R. Beaucage has been an outstanding matter for a lengthy period of time; initial correspondence on file dates back to December of 1979. Without going into detail, the request to close the road allowance between Lots 24 and 25, Concession 9 has been delayed pending the outcome of discussions with the "Long Sault Ridgerunners" Snowmobile Club about the use of the road allowance as part of a "snowmobile trail" system and about the appraisal value of the road allowance. Cont'd Page 2...... ADMIN. NO: 82 - 57 Page 2 COMMENTS: In respect of the appraisal value of the road allowance, the Administrator through discussions with the solicitors for Mrs. R. Beaucage have arranged for a third appraisal, performed on the basis that the result would be recommended to Town Council for acceptance, the applicant having paid the cost of the appraisal, the choice of appraisers having been mutually decided. If Council decides to close and convey the road allowance; it is recommended that value of the road allowance be established in accordance with the appraisal - performed by Mr. D. Bullied (copy of appraisal attached). A. resolution establishing the value will be required. In respect of the snowmobile route, staff met with representatives of the "Long Sault Ridgerunners Snowmobile Club",. Ministry of Natural Resources and Transportation and Communications staff, and with Mrs. R. Beaucage and her lawyer ( as proposed in staff report Admin. No: 82 - 41). As a result of that meeting the attached letter was forwarded to all property owners along a possible alternative snowmobile route. As of July 12, 1982 the attached letters or messages of objection and concern were received. Other possible snowmobile routes were discussed at the meeting and dismissed for various reasons. The point was made again by the staff of both Ministries, that they wished to be assured that a trail system would be protected by the Town of Newcastle; ie: more specifically that access to the jointly funded underpass on Highways #35/#115 would be maintained. A resolution advising the Ministries of the Town's decision would be appropriate, as would an indication that access to the underpass will be maintained. Staff bring this report forward for the consideration of Council. Res WSm submitted, D., M.C.I.P. DNS/hl Administrator July 12, 1982 Encl: Mr. D. Bullied - Appraisal Letter - Property Owners IM APPRAISAL REPORT ON The Road Allowance Between Lots 26 & 27 Concession 9 IN The Former Township of Clarke Now The,Town of Newcastle Regional Municipality of Durham FOR Corporation of the Town of Newcastle 40 Temperance Street Bowmanviller Ontario BY DOUGLAS J.H. BULLIED, F-R.Ivr AeA,C,I, I I DOUGLAS J.M. BULLIED RFALTOR - APPRAISER P.O. Box 1001, Postal Station B—L1J 5Y0 Oshawa, Ontario Telephone (416) 723-1168 26 1/2 King Street East, February 18, 1982 Corporation of the Town of Newcastle, 40 Temperance Street, Elowmanville, Ontario L1C 3A6 ATTENTION: Mr. D.N. Smith, M.C.I.p., Administrator Re: Lots 26 & 27, Concession 9, Town of Newcastle, Former Township of Clarke _Regional Mun' iDal;f-v of Darham Dear Mr. Smith: Pursuant to your instructions, I have completed a Market Value Appraisal of the above property and have made the following conclusions as at February 16, 1982. (CONT'D) OSHAWA AND DISTRICT REAL ESTATE BOARD ONTARIO REAL ESTATE ASSOCIATION REAL ESTATE INSTITUTE OF CANADA MEMBER - CANADIAN REAL ESTATE ASSOCIATION NATIONAL ASSOCIATION OF REAL ESTATE BOARDS Part 1 2.442 acres @ $500.00 $1,221.00 Part 2 0.446 acres @ $500.00 $ 233.00 Part 3 2.027 acres @ $500.00 $1,013.50 Part 4 4.246 acres @ $500.00 $2,123.00 Part 5 0.689 a_ crEaa @ $500.00 S 344.50 9.870 acres $4,935.00 The reasoning leading to the above conclusions and the evidence on which this has been based are contained in the report of Twenty Two Pages that follow. DJMB/sn Respectfully submitted, 3 TABLE OF CONTENTS Title Page .............................................. 1 Letter of Transmittal ................................... 2&3 Table of Contents ....................................... 4 Purpose of the Appraisal ................................ 6 Identification of Property .............................. 6 Statement of Property Interests ......................... 7 Definition of Market Value .............................. 8 Effective Date of Appraisal ............................. 8 Assumptions and Limitations ............................. 9 PART 11 — ANAT:Y$Tq ............... 10 ........................ Zoning...........................0.........0...........0 11 Site Analysis ........................................... 11 Location ................................................ 12 Topography .............................................. 12 Statement of Highest and Best Use ....................... 13 Sales Chart ............................................. 15 Market Study ....................... 0..... 0........... 0.. 16&17 Market Value of Whole Property in Highest and Best Use.. 18 Certification..............0.............0.............0 19 PART TV - APP.NnTCR.G...................................... 20 Zoning By -Law Locating Site ............................. 21 Qualifications of Appraiser ............................. 22 INTRODUCTION Purpose of the Appraisal Identification of Property Statement of Property Interests Definition of Market Value Effectiv> Date of Appraisal Assumptions and Limitations 5 DEFINITION OF THE APPRAISAL PROBLEM The purpose of this appraisal is to estimate the market value, on an acreage rate, of the land forming the Road Allowance between Lots 26 and 27, Concession 9, former Township of Clarke now Town of Newcastle, Regional Municipality of Durham, which Is proposed for closing. A further purpose of this appraisal is to estimate the value of each of the five parts of Plan IOR-1097 which comprise the said Road Allowance. Ident'fica ;on of Property Registered Owner: Ownership vested in the Town of Newcastle, Regional Municipality of Durham The property is vacant land being the unopened road allowance between Lots 26 and 27, Concession 91 former Township Of Clarke. The Road Allowance abuts an unopened forced road at the south and the open Tenth line at the north. The extension of :his Road Allowance in Concession 8 and 10 are also unopened. M STATEMENT OF PROPERTY INTERESTS Part 1 - 2.442 acres - adjoins to the east about a 97 acre parcel owned by Donald John Cochrane Part 2 - 0.466 acres - adjoins to the east about a 100 acre parcel owned by Clair Laverne Chapman Part 3 - 2.027 acres - adjoins to the east Part 2 above Part 4 - 4.246 acres - adjoins to the west about 170 acres owned by Ruth Lina Beaucage (Part 5 - 0.689 acres - adjoins to the west about 30 acres owned by William Ray Lycett (in trust) (Total - 9.870 acres 7 DEFINITION OF MAMT VALUE Market Value is defined as the most probable selling price of the land as at the date of appraisal. Effective Date Of Appraisal February 16, 1982 M In ASSUMPTIONS AND LIMITATIONS The legal description and interest furnished me is assumed Ito be correct. I assume no responsibility for matters legal in character nor do I render an opinion as to the title; which is assumed to be good. I believe to be reliable the information identified in this report, as furnished me by others. Land area is calculated from assessment records, documents and/or scaling and is not warranted as to accuracy. The site was viewed by snowmobile and had approximately four feet of snow over the terrain. The actual soil and true topography could not be viewed. 0 ANALYSIS Zoning Site Analysis Statement of Highest and Best Use S ZONING The property is zoned A for agricultural under By -Law 1592 as amended, of the former Township of Clarke. This By -Law requires a lot of 330 foot frontage and an area of 40 acres to erect a single family dwelling. Other uses permitted by the By -Law are related to agriculture and institutional uses. For non-residential use, the minimum lot frontage is 150 feet and a minimum lot area of one acre. The Draft District Plan for the Town of Newcastle indicates the area of subject site is classified as Major Open Area and also that the tentative alignment for future Highway 407 may pass over a portion of the site. These items are also indicated in the Regional Municipality of Durham Official Plan. Frontage on North side, Forced Road at Line 9 - Approximately 20.141m (66.08") Frontage on South side Line 10- Approximately 20.129m (66.041) Depth Approximately 1985.687m (6514.721) Area - Approximately 9.870 acres 11 7j j there is a creek to the southeast limit. 12 STATEMENT OF HIGHEST AND BEST USE The subject site being about 66' by about 6500' in length, although containing almost ten acres, does not facilitate a useable piece of land under the Zoning By -Law as outlined earlier. The highest and best use is considered as being part of the adjoining lands and, of course, this is subject to the purchase by adjoining land owners. This creates a restricted market for the land involved. The only other use that this appraiser can determine would be as a recreational strip, say for snowmobiling or other vehicles, but this market would be very limited and the price of the land would be considered less than its value to adjoining owners. 13 MARKET VALUE OF THE WHOLE PROPERTY IN HIGHEST AND BEST USE 14 H I # # W s a* a E E+ E E * * a a a * * �' a a a a # a* * Ma a a a a * U* 10 aT O N O a M ri m O n # M a* rNi cO � VH' N v Ln pap p c b * W* N N M N N #a* # * * 1z* * AO* p o a o 0 0 0 0 0 o p * H H* O O 00 O O O O O O O O * O O O O Z Q' # Ln Ln OD CD N O O p Ln n * 8* OD CA ri a n N N a M M fM # * # * * i# * W\* M 0 a Co O O p * N+# N Cl O O i-1 O C. CDrl O # r-I CD W u# 10 O Q1 O CD OD pD ul O Go O * O p04 * # 1D .--I ri D1 O M ri u1 r I H ri # # N N * * •* * z ad# o * a # ri ao m rn ao rn pn m an rn rn o * aPi# ri # # * it rn * pp * * N N N a V' E # N D1 r-I n 01 N # Q# M N M N ri N N N N N r♦ z * �•••aI # O H * # rn * # u) * # W # * U # # pz * # U W# # W# a E' * as # # a � '� W W A H + *# o49 vEi poq t # E # * W aU # A p 4 i*i a# a H a o* iy V] # 43 E# N z > O > z co -0 H W aA' Q A QF * n oz * WE zoz Q to C104 w Ix z # # # # E * �•1 •# tT Ln Ln Ln en- co N p # V] O# D1 O Dl H .•� N N b .0 0 1*i H ZLn * M 1D 1D n co O O O O p 5 # * Dl D1 D1 D1 at 1-4 ri ri ri r-I U # * * W* * E# m rn M rn o ut # 0* n n n n po p0D Goo pop m m m •"1 * Q * N CA \ \ \ m \ \ \ \ * # O O O H O O r'1 ri O H r•1 W Ln * # C7* C, •# Q* WO* MARKET STUDY To study the market in subject area, a search was conducted from January 1, 1979 to date of this appraisal for sales of vacant land from about ten acres plus in the more westerly lots of Concession 8, 9 and 10, former Township of Clarke. The foregoing chart records the sales and these were viewed. The market in this area was found to be quiet. The lots of about ten acres cannot be broken down into an acreage sale as the market pays for a building lot, rather than a farm acreage, unless one was comparing the same size properties with similar utility. The price range for ten acre building sites appears to be from $25,000.00 to about $32,000.00. As was noted under Highest and Best Use, although the size of subject parcel is about ten acres, the utility, due to frontage and depth, does not constitute the utility of a standard ten acre lot. The prices pertaining to acreage would be a better reflection of the value of subject. The price per acre of the sales of agricultural land ranged between $412.00 per acre to about $1,276.00. Ref n P 1 has open frontage on the Tenth Line, as well as on the Sideline between lots 32 and 33, Concession 9. It is also adjacent to the Mosport Park. Reference has extensive frontage on the sideline between lots 28 and 29, Concession 8 and also has a house and farm buildings. This property sold at $864.00 per acre. 16 MARKET STUDY CONT'D Reference 3 is a wooded parcel with stream located in the community of Leskard with frontage on Mill Street, and purchased by the Conservation Authority. Reference 4 adjoins subject strip and sold at $412.00 per acre; however, the purchase was subject to a life interest to the former owner and no building is allowed until the life interest is terminated. This would tend to reduce the value of the land at time of sale. Reference 5 adjoins Concession Road 9 with 1320' frontage, although east of Highway 115-35 the property is well located. The price per acre was $560.00. Reference 8 has frontage on the forced road in the middle of Concession 9 and is also located just east of Highway 115-35. The price per acre was $841.00. In analyzing these sales and others in the Township of Clarke, the range relating to subject parcel appears to be between $412.00 and $560.00 per acre. As mentioned, the $412.00 per acre paid appears low, possibly due to the life interest. The $560.00 paid was for land with a 1320' open frontage and extensive depth of about 6600'. In my opinion, to estimate the value of subject, about 10% would have to be added to the low sale of $412.00 per acre and about 20% deducted from the high sale, as subject's open frontage is on Sideline 10 and is only about 66'. This would place the overall acreage rate in the range of $500.00 and this we accept. 17 MARKET VALUE OF WHOLE PROPERTY IN HIGHEST AND BEST USE Upon weighing the foregoing, it is my opinion, that the Market Value of Subject Property, known as the Road Allowance between Lots 26 and 27, Concession 9, former Township of Clarke in Highest and Best Use, as at February 16, 1982 is 9.870 acres @ $500.00 per Although the northerly parts abut the Tenth Line and could be classified as somewhat more valuable, the contribution of value to the adjacent lands appears to be on an equal basis. The overall value when applied on a pro rata rate to the various parts on Plan 1OR-1097 would reflect: Part 1 2.442 acres @ $500.00 $1,221.00 Part 2 0.466 acres @ $500.00 $ 233.00 Part 3 2.027 acres @ $500.00 $1,013.50 Part 4 4.246 acres @ $500.00 $2,123.00 Part 5 0.689 acrgs @ $500.00 $ 344.50 9.870 acres $4,935.00 "N CERTIFICATION I hereby certify that after a personal inspection of the Property herein specified and a check of details and information supplied herein that they are correct to the best of my knowledge and belief. I further certify that I have no present or contemplated future interest in the subject property or in any proceeds to be derived therefrom and my compensation is not contingent upon the value placed therein. I further certify that the contents of this report have been made in conformity with the standards and rules of the professional ethics of the Appraisal Institute of Canada. In my opinion, the Market Value of Subject Property, known as the Road Allowance between Lots 26 and 27, Concession 9, former Township of Clarke is Dated at Oshawa? Ontario this 16th day of February, 1982. Respectfully submitted, 19 APPENDICES Page 21----------- Zoning By -Law Locating Site Page 22----------- Qualifications of Appraiser 20 NO rI A i I A A-14 -SI 1 I A I A I 1 A I I A I I A I I A Os I Os OS 1 Os I OS I Os O .fIM {IIf L aF 0. A �A A A I I • Mof I OS Os I /r A-2 A-2 I A-2 A 1 I A I p l A 1 I Os OS OC Og I r •0•• A l A - I I I A Os A I OS OS OS OS MGI I . B/L 6-57 o � c ' A A I A I p I A I W.A I A A l A A M U I A A Spec al PR L uc•fa ro R - .. - Ft\ ` ---- -- TF- B/L 1729 R-�- . 74 3A 1 1 R R SD Pr A B/L 73- A A A ya b H to I BF I a I N toN I n 1 N l to N I N or f/ 1 I rf u l w rd 1 /1 0 1 If 1 a 1 u os Os f ° A- B 81- lq/p. NN KhA •• OS A _ Os Os OS A- I A I I A I A I A I A f A 1-B/ BI-Os I Os I I A I A I I A I I 0 lu{�v _ aro 4 rrw. � — I 4 A A • A OS S V �y A 'OA �q. y S I MI f� A , A I A I ItGG, A I � I 7 w 9 1 A l `r I A i I A Os Os L \ A Os ml / \ Os p I" lrJa if ar )�H r. r • n N lr ro n a r a n u n MAP 2 21. QUALIFICATIONS OF APPRAISER-DOUGLAS J.M. BULLIED, F.R.I.,A.A.C.I. Graduate of Real Estate Institute of Canada receiving Designation in 1964 Accredited Appraiser, Appraisal Institute of Canada - Appraisal Institute of Canada, Oshawa -Durham Chapter - Real Estate Institute of Canada, Oshawa -Durham Chapte - Oshawa and District, Ontario Association, Canadian Real Estate Association, National Association of Real Estate Boards - National Association of Realtors (U.S.) - Oshawa Chamber of Commerce Past President - Oshawa and District Real Estate Board Past Director - Ontario Real Estate Association Past Member - Editorial and Public Relations Committee of the Canadian Real Estate Association Past Regional Vice -President - Ontario Real Estate Association Past Chairman -Oshawa-Durham Chapter, Appraisal Institute of Canada Past Director - Oshawa Chamber of Commerce - Ontario Association, Appraisal Institute of Canada Oshawa -Durham Chapter, Appraisal Institute of Canada (1981) Actively engaged in all phases of Real Estate and Appraisal since 1960. Fee Appraiser for many Companies, Banks, Trust Companies, Government Bodies, Municipal Corporations, Lawyers and Private Individuals. Oualified as expert witness b o : Ontario Municipal Board, Land Compensation Board, County Court and Federal Court. 22 CORPORATION OF THE TOWN OF NEWCAbiLE 40 TEMPERANCE STREET BOWMANVILLE, ONTARIO L1C3A6 TELEPHONE 623.3379 June 24, 1982 TO PROPERTY OWNERS CONCERNED Dear Sir: Re: Request for Your Comments Possible "Snowmobile Trail" Lots 24. 25, 26, Concessions 9 A 10, (Clarke) Town of Newcastle staff have recently had discussions with representatives of the "Long Sault Ridgerunners" Snowmobile Club about the location of their snowmobile trail system. On the attached map we have sketched the location of the existing trail and have indicated a possible new route that in some instances may be beside your property or in fact may require use of your property; and therefore your permission. Before any decisions about the new route we would like to receive your comments. Do you foresee any problems with it? Is it acceptable to you? Please do not hesitate to contact me at 623-3379 or at the above address. If you would like some additional information on the trail system, how it is marked and supervised you can contact Mr. Lorne Crago, President of the Long Sault Ridgerunners Club, at 623-2259. Thank you very much for taking the time to respond to this letter. DNS/hl Encl: Map cc: Mayor G. B. Rickard Members of Council Yours truly A , D. N. Smith, M.C.I.P. Administrator bcc: Mr. L. Crago N 1 0 70 C) o ;a (A — — — — — — — — — — — — — — C) X C) rri 00 ti o a � i w� � r1a �m m 09 N— — - -------- TO: FROM: DATE: SUBJECT: TOWN OF NE4CASTLE hFMRNMI D. N. Smith, M.C.I.P. - Administrator Helen Leitis - Secretary July 8, 1982 TELEPHONE CONVERSATION MRS. REID - LOT 25 BEAUCAGE SNOWMOBILE ROUTE Mrs. Reid advises that she is opposed to the proposed snowmobile route as same would cut across her property. She would rather have the original route which passes by her property but not through her property. 1 HL R. R, � _ JUN301982 EY LQAO-/..o , &ni . L.0,3 /m if YADMiIMSTRAfOR'S OFFICE a sr iysa �CjJ ILLU'Yn�ZC YLfX-�� C.JI�y(� u2% N. jam. J-Aa.lf2,e Yam�, G CLry /4v Azl 2zz� �Ri Yet C�J tA ✓ a� a,�e� ,c �i2J .�G�,� ��izd�x.a ;� i , x.. .C.L) //-zl ll-a 1� ,O-C v , .1L0 .emu �-cc�GG� ✓� -cry-�v�- t�.nJ � �c�i ti�Lc�