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HomeMy WebLinkAboutWD-15-8474"4 .I' 7., v 6(b) CORPORATION OF THE TOWN OF NEWCASTLE PUBLIC WORKS DEPARTMENT R. DUPUIS, P. ENG., DIRECTOR HAMPTON, ONTARIO TEL. (416) 263.2231 LOB 1JO 987 -5039 REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF FEBRUARY 6, 1984. REPORT NO.: WD -15 -84 SUBJECT: CLOSURE AND CONVEYANCE OF UNOPENED ROAD ALLOWANCES: a) between lots 34 & 35, B.F.C., former Township of Clarke (Part 21, Plan 1OR -1330) b) between lots 2 & 3, B.F.C., former Township of Darlington (Part 25, Plan 10R- 1330). RECOMMENDATION: It is respectfully recommended: 1. That this report be received; and, 2. That the price of Parts 21 & 25, Plan 1OR -1330 be established at $3,000. per part; and, 3. That the road closure and'conveyance proceed as set out in the recommendations of Report WD- 60 -83, attached hereto. ....2 �A4 Page 2 REPORT NO.: WD -15 -84 In considering the recommendations of report WD- 60 -83, the matter of the appraised value of the unopened road allowances was questioned and as a result the following direction was given: "The value of each parcel of land be established separately and the parcels be appraised by the Durham Region's appraisers on the basis of the highest and best use ". Arrangements were made for the Region's evaluation which is provided in the attached letter of opinion. The Region's appraisers are of the opinion that the lands are worth between $1,000. and $2,000. per acre taking an average of $1,500. per acre. The original appraisal arrived at a similar conclusion, but gave the benefit of the doubt to the Town and recommended a value of $2,000. per acre. It is, therefore, recommended that the Town accept the values as determined in the original appraisal, i.e., $2,000. per acre or $3,000. for each 1.5 acre parcel. It is further recommended that the road closure and conveyance proceed according to Town Policy. RGD:jco January 25, 1984. Attachment CORPORATION OF THE TOWN OF NEWCASTLE PUBLIC WORKS DEPARTMENT HAMPTON, ONTARIO LOB 1JO R. DUPUIS, P. ENO., DIRECTOR TEL. (416) 263.2231 987.5039 REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF JULY 4, 1983. REPORT: WD -60 -83 SUBJECT: CLOSURE AND CONVEYANCE OF UNOPENED MUNICIPAL ROAD ALLOWANCES, DESCRIBED AS BEING BETWEEN LOTS 34 & 35, BROKEN FRONT CONCESSION, FORMER TOWNSHIP OF CLARKE (PART 21, PLAN 1OR -1330) AND BETWEEN LOTS 2 & 3, BROKEN FRONT CONCESSION, FORMER TOWNSHIP OF DARLINGTON (PART 25, PLAN 1OR -1330) RECOMMENDATION: It is respectfully recommended: 1. That Report WD -60 -83 be received; and, 2. That the Clerk advise the appropriate authority (Parks Canada) of the request to close and convey portions of two unopened municipal road allowance with frontage onto Lake Ontario; and, 3. That, upon receiving the approval of the ruling authority, a by -law be passed authorizing the closure and sale of the lands described as Parts 21 & 25, Plan 10R -1330; and, 4. That the value of each parcel of land be established by Council at $3,000. 00 (Three Thousand Dollars) per parcel; and, 5. That Ridge Pine Park Inc., developers of Wilmot Creek Mobile Home Park, be advised of the actions taken in this matter, which are in accordance with the Agreement dated November 2, 1980. v ��b) WD -60 -83 � w \c,K umi itgn - 2 - f On November 2, 1980, the Town of Newcastle entered into an agreement with Ridge Pine ('ark Inc., for the development of lands located in Lots 33, 34 and 35, Broken Front Concession, former Clarke, and Lots 1, 2 and 3, Broken Front Concession, former Darlington, into a residential mobile home park. Included in the abovemenLioned Agreement, Paragraph 8 reads as follows: 'DEDICATION OF ROAD ALLOWANCES The Municipality shall, at the time of the execution of this Agreement, or such later date, as may be agreed by the Developer and the Municipality, close by by -law those road allowances within the lands which are abutted on both sides by lands owned by the Developer and shall dedicate such lands to the Developer or the abutting land- owner for such consideration as may be mutually agreed.' REPORT: In April, 1983, the Administrator received a request from Ridge Pine Park Inc. that the Town proceed with the closure and convey- ance of certain portions of the road allowances, detailed in Schedule 'A' of the Agreement as Parts 21 & 25, Plan 10R -1330. In accordance with Town Policy in respect of the closure or closure and conveyance of municipal road allowances, the Developer sub- mitted copies of the reference plan and, latterly, has forwarded an Appraisal Report in respect of the value of the lands to be sold. Each section of unopened road allowance has been appriased at the value of $3,000 (Three Thousand Dollars), which figure appears to be equitable and appropriate. However, as both road allowances have frontage on Lake Ontario, before the matter can be finalized, the Town must have the authority of Parks Canada, which has juris- diction over lands abutting waterways. Once this approval has been given, a by -law authorizing the closure and conveyance of the lands can be passed. WD -60 -83 (. - 3 - In view of the Town's agreement with the Developer, and the j possibility of delay in receiving the necessary Federal approvals to dispose of the road allowance, it is recommended that the value of the lands be established at this time; a further report will be presented, for the information of Committee, when the matter is ready to be finalized. Respectfully submitted, Z�e4l� R.G. Dupuis, P. Eng., Director of Public Works. June 20, 1983. l,l Vf The Regional Municipality of Durham Works Department Corporation of the Town of Newcastle Box 623 105 Consumers Dr. Public Works Department Whitby, Ontario HAMPTON, Ontario Canada, L1N6A3 LOB 1J0 (416) 668 -7721 Attention: R.G. Dupuis, P.Eng. Commissioner of Works WLVETREES,P.Eng. Director, Public Works Department Please quote our ref: Dear Sirs: LP- N -27 -14 RE: Valuation of Parts 21 and 25, Plan IOR -1330 Unopened Road Allowances between Lots 34 and 35, Concession 1, Clarke and between Lots 2 and 3, B.F.C. Darlington, Wilmot Creek Mobile Home Park I apologize for the delay in responding to your request; however, due to the increased work load at the Region recently, we have been unable to complete the appraisal of the above noted lands. I have therefore prepared an opinion of value based upon our preliminary research into the matter. This opinion is, of course, subject to revision should time permit a detailed investigation at a later date. If a detailed appraisal report is required, may I suggest the Town engage a fee appraiser because I cannot predict when this Department will have time to compile it. I trust this is satisfactory. Yours very truly, --T-- 6-<--�-' /Ps R. Timbers Attach. Land Purchase Manager January 19, 1984 DURHAM The Regional Mr. R.G. Dupuis, P.Eng. of Durhamy Director, Public Works Department Corporation of the Town of Newcastle Works Department HAMPTON, Ontario LOB 1JO Box 623 105 Consumers Dr. Whitby, Ontario Dear Mr. Dupuis: Canada, Lt N 6A3 (416) 668 -7721 RE: Opinion of Value of Parts 21 and 25, Plan 1OR -1330 Being Part of the Unopened Road Allowances WA. TWELVETREES,P.Eng. between Lots 34 and 35, Concesion 1, Clarke Commissioner of Works and Lots 2 and 3, Concession B.F., Darlington Please quote our ref: A detailed appraisal of these two sections of unopened road allowance would require an in -depth study to determine the effect these lands would have on the adjoining lands if joined to them. The determination of the highest and best use would be estimated by comparing the benefits to the adjoining lands against other uses such as a public or private right of way to the lake. The value would then be estimated based upon the highest and best use. I have not had an opportunity to undertake such a study, and therefore can offer only my opinion of value based upon a very preliminary investigation. In my opinion, the maximum value these lands would have is the amount equal to the adjoining lands, which lands have been approved as a mobile home development. The value of the land at this stage of development is estimated to be $5,000.00 to $7,000.00 per acre. Therefore, the maximum value of the subject lands would be approximately $9,000.00 each. However, it does not appear the addition of these lands adds much value to the development other than the convenience of layout. Also, these road allowances may have little value to anyone else, either as a right of way to the lake or for any other purpose, because of the poor accessibility from travelled roads. Nevertheless, the addition to the adjoining property will be beneficial if for no other use than garden plots. ....2 �Cb) -2- After due consideration, it is my opinion the maximum value of these lands would be similiar to the value of agricultrual lands in like area, which normally sell for $1,000 to $2,000 per acre. Therefore, I estimate the value of Part 21 an Part 25, Plan IOR -1330 as follows: Part 21 - 0.61 ha or 1.50 acres @ $1,500 /acre = $2,250 Part 25 - 0.61 ha or 1.50 acres @ $1,500 /acre = $2,250 R. Timbers Land Purchase Manager August 8, 1983 Mr. David W. Oakes, A.M.C.T. Town Clerk Corporation of the Town of Newcastle 40 Temperance Street BOWMANVILLE, Ontario L1C 3A6 RE: Closure and Conveyance of the Unopened Road Allowances Pt. 21, Plan IOR -1330 (Clarke Pt. 25, Plan 1OR -1330 (Darlington Your File: 77.44.127 FIr EW ED AUG 1 1 1903 CLERK DEPARTMENT We acknowledge receipt of your letter dated July 18, 1983 and Mr. Dupuis' letter of August 3, 1983. We are surprised that Council has seen fit to request that the Durham Region appraisers assess the subject land, especially in view of the fact that the original appraisal report was prepared by Mr. Clipperton of Property Valuators and Consultants Ltd. When the matter comes before Council for final determination we would request that we be given an opportunity to address Council. Yours very truly RIDGE, PINE PARK INC, An� r w Orr AO:dc c.c. to: R.G. Dupuis, P. Eng., Director of Public Works W.H. Clipperton, Property Valuators & Consultants Ltd. r Q.e Oprro TV �o�r A MEMBER OF THE DICE GROUP 17 Dean St Brampton Ont L6W 11V17 Tel (416) 451 0443 c�