HomeMy WebLinkAboutWD-60-83 U r(9
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CORPORATION OF THE TOWN OF NEWCASTLE
PUBLIC WORKS DEPARTMENT R. DUPUIS, P. ENG., DIRECTOR
HAMPTON,ONTARIO TEL.(416)263.2231
LOB 1 J 0 987.5039
REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
MEETING OF JULY 4, 1983.
REPORT: WD-60-83
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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
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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 1OR-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.
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WD-60-83 - 2 - d
BACKGROUND:
On November 2, 1980, the Town of Newcastle entered into an agreement
with Ridge Pine Park 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 abovementioned 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 1OR-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.
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WD-60-83 - 3 - i (a)
In view of the Town' s agreement with the Developer, and the
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,
R.G. Dupuis , P. Eng. ,
Director of Public Works.
June 20, 1983.
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APPRAISAL REPORT
of parts of
Unopened Road Allowances
between Lots 2 & 3, Broken Front Concession
former Township of Darlington
and
between Lots 34 & 35,Broken Front Concession
former Township of Clarke
both now in the Town of Newcastle
Region of Durham
for
Wilmot Creek Park (Rice Group)
17 Dean Street
Brampton, Ontario
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--Property Valuators&Consultants Ltd.
IV '10
Oroperty Valuators & Consultants Ltd. 62 Jackman Road
REAL ESTATE APPRAISERS Bowmanville,Ont,
�//� t( Ll C 2C9
A.A.C.I.,F.R.I. (416)623.6023
CHIEFAPPRAISER Our file: 83131
June 6, 1983
Wilmot Creek Park (Rase Group)
17 Dean Street
Brampton, Ontario
Attention: Mr® Andrew Orr
Re: Unopened road allowances in the Town of Newcastle
Dear Mr. Orr,
In accordance with your letter of May 1.8, 1983, we
have completed an appraisal of the two unopened road allow-
ances shown as Parts 21 and 25, Plan. 1OR-1330, registered
in the Registry Office of the Town of Newcastle, for the
purpose of estimating their market value as defined.
Having inspected the Subject properties and deter-
mined their highest and best use, we estimate their respective
market values, as of May 26, 1983, to be as follows-
x a) Part 21- .61 hectares (1.51 acres) $3,000
b) Part 25-- .61 hectares (1.51 acres) $3,000
Total market value $6,000
This report contains 17 pages of analysis and
exhibits gathered during our investigations and supporting
our conclusions.
Respectfully submitted,
Property Valuators & Consultants Ltd.
W.H. Clipperton, A,A.C.I. , F.R.I.
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RURAL& URBA N A PPRA ISA LS
"The value of property of a certain date like all values,as the wort/Is used In hnv, , , , depends largely on
more or loss certain prophecles of the,/ulure,and the value is no III,"real Ill(lilt/Nine�f litter(tie prophecy
turns out to be false than when it comes out true,"
MR.JUSTICE nl_IVhR WENOI l_L HoLMFS
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TABLE OF CONTENTS
Title page 1
Letter of Transmittal 2
Copy of Aerial Photograph 3
Table of Contents 4
Summary of Salient Facts and Conclusions 5
Definition of the Appraisal Problem 6
Part of Plan 1OR-1330 showing Part 21 7
Part of Plan 1OR-1330 showing Part 25 8
Neighbourhood and Site Description 9
Zoning and Highest and Best Use 10
Copy of By-law No. 81-15 11
Valuation of the Subject Property 13
Sales Comparison Chart 14
Sales Comparison Map 15
Certification 16
Limiting Conditions 1?
-__Properly Valuslors&Consultants Wd,_J
SUMMARY OF �)ALIENT FACTS AND CONCLUSIONS
Property: Unopened Road Allowances shown as Part 21 (former
Clarke Township) and Part 25 (former Darlington Town-
ship) on Plan. IOR - 1330 in the Registry Office for
the Town of Newcastle
Owner: Wilmot Creek Park (The Rice Group)
Land Area: Part 21 - about .61 hectares (1-51 acres)
Part 25 - about .61 hectares (1.51 acres)
Improvements: Nil
Zoning: RMH (Residential Mobile Home)
Highest and Best Use: Add-on development land for Mobile Home
Park
Date of Appraisal : May 26, 1983
Value Estimates:
Part 21 $3,000
Part 25
$3,0 00
Total $6,000
--Property Voluatore&Consulto'nte Ltd.____'�
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DEFINITION OF THE APPRAISAL PROBLEM
A. Puaos of -the Appraisal
The Subject property has been appraised for the purpose
of estimating its market value as defined.
B. Legal Description
The Subject property is composed for two road allowances
described as 'Parts 21 & 25, of Plan 10R-1330 in the Registry
Office of the Town of Newcastle, as shown on the following pages.
C. LPr 0 )e:v t I aised
r, Rights App.r
Property rights are valued in this appraisal as being
in Fee Simple, which includes the right of sale, lease, entry,
gifting, or refusal -to do any of these things, but subject to
original reservations by -the Crown.
D. Date to which Appraisal applies
May 26, 1983
E. Definition of Market Value
Market value is defined as the most probable selling
price of a property, if exposed for sale in the open market by
a willing seller, allowing a reasonable time to find a willing
buyer, neither, buyer nor seller acting under compulsion, both
having a full knowledge of all the uses and purposes to which
the property is adapted and for which it is capable of being
used, and both exercising intelligent judgment.
-----Property Valuatore&Consulta nte Ltd.
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20.31 DEPOSITED
PART 19 ('t.AN N31162 �
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1 re. UNIT A vn0 a" PLAN
a.0 t EXPROPRIATION �•zo j
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PART 2 e PART
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PLAN IOR - 349 °
PLAN
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1 $ PARCEL 34 -
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;ON. 1 oo SECTION 10,C 0:4.KE)
° 9KE) _N� In Q NEWCASTLE ( afi PARCEL N WCA
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ZZ N71° 53� 30•E(fOR-373)
Fa 1 �u. 7N' 25' OdE (Q/eos.)
f-7671 N$�1• 50"E (IOR-349) N�� ' .14
208 9 1 (moos) s r lslG1 N64• 20� 20"E Moos $$ �s
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215 : �. $ ! f1['- ---r-- a �k86• 33' ` .w(!q
_ 30 ft
. r..... 215 ros 1!i
0ke Ontorio as shown hereon
able evidence of the onQanol
fork or water a edge existing of
*s original survey of the Township The lwm
A as shown on pion IOR-767 Is the W
high M014,
of the tih
Township
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e N E 3731 NEWG ON E IpARLINGTON ° o
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PART 25 z so
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SEGT I ON 23' 3731 , µTx„oT'402
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PA W G A S 0 A .�E 11p8- � ts�ot _"'� 1 �.�s�B•� =
•N E �q• 13, � ltd ��-�' . � ,� •�; a �,
1468o 4 g1 44 - ; + o '� •+
I orb,
•�`'��P' , '`��A \ / $ is 41 N N N t
�, �b p,® p /•� �yAfeR
The limit of Lake Ontario as shown twoon
is the beat available evidence of the original
{y��
high meter murk or water%. edge existing of
cNV \ t/ Ohe fame of the onqinol
survey of the
°F�r Township of Darlington as shown on Plan IOR-373
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116501
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NEIGHBOURHOOD AND SITE DESCRIPTION
The two parcels being appraised are part of a total'
Mobile Home Development Area along the north shore of Lake Ontario
as shown on the air photograph on page 3 of this report. The
entire area has been under agriculture for many years and is
excellent corn producing land with a climate moderated by its
proximity to Lake Ontario.
Part 21 of the Subject property is the first of the
parcels being appraised. It has an average width of 20.2 metres
(66 feet) and an average depth of about 299 metres (981 feet)
for a -total area of .61 hectares (1-51 acres). It forms the
dividing boundary between Lot .34 and Lot 35, Broken Front Conces-
sion in -the geographic Township of Clarke.
Part 25 forms the dividing line between Lot 1 and Lot 2
in the former Township of Darlington and has approximately the
same dimensions and contains about .61 hectares (1-51 acres) .
Part 25 is part of an open corn field and Part 21 has
a few trees and formed the border between two crop producing
fields.
Property Valuators&Consultants Lld._�/
10
ZONING AND HIGHEST AND BEST USE
ZORLnz
The entire Subject property has been re-zoned by Town
of Newcastle By-law No. 81-15 which amends the By-law 1592
of the former Township of Clarke and By-law 2111 of the former
Township of Darlington. The new zoning is R.M.H. (Residential
Mobile Home) and copies of the By-law are shown on the following
two pages.
Highest and Best Use
This is defined as that use of land which will provide
the greatest net return over a given period of time. The use
must be legal and there must be a continuing demand for the use.
For types of properties like the two unopened road
allowances of the Subject, the highest and best use is controlled
almost always by the use of the properties on either side. Up
to the present time, agriculture has been the only use to which
the adjoining proper-ties have been put. In the future the
adjoining properties will probably be developed into a mobile
home park in accordance with the new zoning by-law. In either
instance the Subject properties have no -value by themselves since
neither is a legal entity nor do they meet any site requirement.
In both instances, therefore, the highest and best use of each
property will be as "add-on" value to the adjoining use, what-
ever that may be at the time. The current use will be high priced
agricultural land with potential for development as part of a
mobile home park.
Properly Valuators&Consultants Ltd.
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HY-- 1AW NO. It I - 15
Hei n(1 it Ity- 1 ilw t<, tlnu'llcl Rt!!;t I i ('t Od At oil Ity- I ilw
,11111.11 Id d , OI Hle IOIIII('l, 1voww''.0lip OI Ll.,lrke
ililll ll('!;t I ICt ('(l A1 c,l Ity-- law 21 11 , it; ,llll('lldod , (If Cho
form(!) 'I'Own!sh.it) OI Oilrl in(lt(>n .
Vv'H i:P I?n:; the Council of the C'()1 poj-il t i (.)n o f f:}l(! '1'Own of
doom!.; i l ilciv.i_;,IIII (! t.o anwil(l Ro.'Ar.ic:tod n► 1'.1 lty- lilw No . 11)92 , ils
,1111('ll(l('(l , of t1w I (11'lllol' °Vowli"hi11 Of Cl,ll kO , illi(l 16!:;t.1 ict.ud moil
)ly-lilw No. 2111 , 1-is ,imen(jo(1 of f.he formor 1I1ownshi11 ()f D Ir.l. .i.rlqI,)Il .
NOW 11'1111:1 0:1"OR1, I he C o l I"c)r,i t i o ll (I I t hi! 'I'()wl► Of N(''wr.il:;l. 1 (! 1•:NAC T.; ;1!;
i <)llc)w:; :
I . Rl'!i1 I' I (.:t l`(1 Al (',l fly.-1 ilw P)92. of t hi..' f (11 mor Towlish 111 of Clil1 ko ,
'I!; ,Inlotldecl, 1!:; it i11 tp 1 i e!, to, c or t.,l i n 1 Fifl(1!_; w i.th i tI Lots :13 ,
t,1 -Ind 15 r) I COnc('!;!; ic)n I Ot th(` iO► nu!r Town.;hi_n, shown in
"11,1 t chod"111,11 1;:s lIn iwht'(IW o "A- .L " (.O this hy--1 ilw, he i ng it part:
!;,lit! By-- i ,lw 11)92 , i !; ht'111)y ►•(rlwalr(l.
1rt'!;t. l i (•I t,(! A (•,I Ity - I ,Iw ;' III c>f I ht• I t )I llier 'I'I)wll.-Al i 1) Uf. Dar1. i.nyt:Urt,
,I:; ,(nit•1111('ll , tl!; i I ,►111) I i (�!; I u (•('I I ,I i 11 I tllitl:; w i I.It i it i,(_'l.,!; I. , 2 ,Intl
t , it Iho HIO1:1'6 I"rOnl C'ttlll'(',!; iWl t) I ih( 1")1111,'1, 'I'Own:;hip, shown
I II "It.l l t'ht tl " 111.11 I.:; ( 111 it
-lit Ili I (' "A '" 1 O f.It i :,, 1ty - 1.1w, bo i 11(l
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r•t,lit :�t� 1t, .,.li ,l Ity - 1 ,lw .) III i .t h(•1 (•I)y 1 ('1,1',11 ('(1 . ,
s . 'I')1( to 1 h i !; Ity - l,tw t,(' i ntl part_
t ,l I,( )t !; ,
( ti ('1 •II h( tl,l ,Int i'1 1 , it 'll of 1 h(', nl llw r 1()Wrl!;h i 1
I intl )t,ll I , I I, Ii I ,1111 t 41f lilt, Ill (II;(1l1 I'Iont
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Concession of Lho former Township of Darlington ;►rest are hereby
M(MIM." HOME PARK (Iffl) MHE and within
this zone no person ;hall any lond , OrOct. , el lt (!)- or
any buildi1)(.1 or :it luctulo for any u!'.0 ot,her 1.han a!i pot.-IIIiAtod
in this By.- low.
3 . 1 Defined Areas
The area subject to this by-.law is shown on Schedule "B-l" .
3 . '2 General
3 . 23 T n t u i-1)1 1 t n
For the purposes of this "y-law, words used in the
prt-!.,;t!nt Lonse include the future : words in Knguli►r
julmlit.1 include th(• plural and words in Lhe plural
i I I c 1,1)d o t he :;1111)11I a r 11 -r ; L h(,., wo I.(I "shtk I I" i
mando t ory ; tho wilds llused" and "occupied" !;hall.
i ric I udo I he wol (h; a I I orvwd , and , des i4jned Lo be used
()I.
W . 2 Ink-1111olat. ion :
The pr"visions of Lhis By-law shall be hold to he the
minimum requirements EXCEPT whore the word maximum is
W'.4•d , i 11 which ca.-;e Lho 111,IX imum requi romnnt shal 1 apply.,
3 . 2 . 3 Public Acquisition :
No llt,i !;()it Shir 1. 1 be (je(.!Iijod Lo have coal. ravenod any
ploviqi" ► of this by--law by reason of the fact. that
any part of Lhe land has or hove been convoyed to or
Oc(ju i I ad by any P"hl is Aut h"r i t y.
If arly !-w(,t ()11 , lau!.o (it i :, i()n oI lhi :; By- low is
13
VALUATION OF THE SUBJECT PROPERTY
The Subject properties' highest and best use is as
additional or add-on development land for a future mobile home
park. Large parcels of raw land with this type of zoning, but
still. being used as agricultural land, were not available for
comparison. Sales of vacant, high priced farm land with some
degree of potential were, therefore, used in the establishment
of a reasonable price per acre for the Subject properties. In
addition one sale of a small parcel of land developed into a
small trailer park operation in Victoria County was also examined.
Five agricultural sales and the trailer park sale are
analysed and described on the Sales Comparison Chart and plotted
on the Sales Comparison Map on subsequent pages.
From a study of the area sales, it is evident, that a
rounded price of $ 2,000 per acre is indicated for the Subject
land for add-on purposes. Sale #3 indicated a low of $1,538 per
acre but it was a very recent sale and agricultural prices have
shown a recent decline. The price of $ 2,000 per acre is con-
sidered reasonable to reflect the development; potential inherent
in -the Subject properties.
The market value of the Subject properties as of May 26,
1983, is, therefore, estimated as:
a) Part 21 - 1.51 acres @ $$21000 = $ 3,000 (rounded)
b) Part 25 - 1.51 acres @ $2,000 = $ 000 (rounded)
Total value $69000
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Property Valuators&Consultants Ltd.
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CERTTFTCATION
I hereby certify:
a) that I have personally inspected the Subject property;
b) that I have impartially considered all data obtained
in the investigation;
C) that I have no present financial interest in the Subject
property;
d) that the employment and compensation for this assignment
is in no way contingent upon the value estimate-,
e) that the estimated market value of t'he Subject property,
as of May 26, 1983, is 16.000.00.
June 6, 1983 W.H. Clipperton, A.A.C.I. , F.R.I.
------- -Property Valuators&Conau I ta"11%LtO,--)
CONTINGENT AND LIMITING CONDITIONS
4
The legal description of the Subject property as
stated herein is that which is recorded by the Registrar of
the pertinent Land Titles Office, and is assumed to be
correct.
In order to arrive at a supportable opinion of value,
it was found necessary to utilize both documented And,' hearsay
evidence of market transactions. A concerted effort has been
put forth to 'Trerify the accuracy of the information herein
contained. Accordingly, the information is believed to be
reliable and correct, and has been gathered according to pro-
cedures which are recognized by the Appraisal Institute of
Canada.
Sketches, drawings, diagrams, photographs, etc.
presented in this report are included for the sole purpose of
illustration. No legal survey or soil test concerning the
Subject property has been provided. Accordingly, no responsi-
bility is assumed concerning these matters, or other technical
or engineering techniques which would be required to discover
any inherent or hidden condition of the Subject property.
The distribution of values in this report, between
land and improvements, apply only under the program of ut'i-
lization as identified in this appraisal. The separate eva-
luations, as estimated herein, must not be used in conjunction
vrith any. other appraisals, and may be invalid if so used.
The client to whom this report is addressed may use
it in deliberations affecting the Subject property only, and
in so doing, the report should not be extracted, but used in
its entirety.
The property rights appraised exclude mineral rights,
if any.
The agreed upon compensation for services rendered
in preparl,ng this report do not: include a fee for court
preparation or court appearance. Should a court appearance
be required in connection with this report, additional fees
will have to be agreed upon.
Properly Valustors Consultants Ltd.,
b
LANDS TO BE DEVELOPED BY RIDGE PINE PARK INC. (WILMOT CREEK MOBILE HOME PARK)
LOTS 1 , 2, 3, BROKEN FRONT CONCESSION, FORMER TOWNSHIP OF DARLINGTON &
LOTS 34 & 35, BROKEN FRONT CONCESSION, FORMER TOWNSHIP OF CLARKE.
SCHEDULE A
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OWN,�nw� e}�i•1y '''''/ 1 �r'v �'�'' °, 1�$-S- � H f, � . �,t y,��- \ / - - _ _i• l s �
��r ! ..• •' y wrr•_ .s leer r .e.��- "'• i .. ten a u==aim,
•,., r' if ' ffRf e f ' - ., t t er asaa����smaw
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NNIuA.W wmm - NO
ONTARIO
LAKIE
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ART 25 ' PART 21
PLAN 1 O R-1330
SECTIONS OF RO ALLOWANCES TO BE -CLOSED AS PER AGREEMENT NOVEMBER 2, 1980. ,;
R
SALES COMPARISON CHART - VACANT FARM LAND
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Sale # Instrument # Location Date of Sale Price Acreage Price/Acre Description
1 98643 Part Lot 25, Con. I May/80 $ 45,000 19.4 $2,320 Clear, arable land purchased as
Clarke add-on land to existing farm
operation
2 94409 Part Lot 24, Con May/79 40,000 19.5 2,051 Clear, arable farmland, some-
Clarke what difficult to manage because
of being bounded by a rail line
on the east side
3 106458 Part Lot 22, Con. I March/82
30,000 19.5 1,538 Clear arable farmland. Purchased
Clarke as add-on land for existing farm
operation
4 99270 Lot 1, Concession I June/80 200,000 100.4 11983 Clear, flat arable land, tile
Darlington drained. Purchased as add-on
farmland to existing farm opera-
tion
5 102341 Lot 14, Con. III Feb./81 130,000 64.7 21008 Clear level farmland. Improved
Darlington with building in very poor
f condition
6 A34014 Part Lot 28, Con. V July/73 33,500 16 2,094 Located on Scugog River near
Ops Township Sturgeon Lake. It was purchased
to be developed into a Trailer
Park (Not on Map)
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