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HomeMy WebLinkAboutWD-49-90 TOWN OF NEWCASTLE REPORT File # I& Res. # �. •,` _ ��� By-Law # MEETING: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE DATE: JUNE 18, 1990 REPORT #: WD-49-90 FILE #: $LB.ECT. RECONSTRUCTION OF PORT GRANBY CULVERT AND APPROACHES RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report WD-49-90 be received; 2 . THAT the "Offer to Sell" , from Barbara Emily Houghton and John M. Houghton, a parcel of land 1.55 acres, for compensation of loss of barns and allowance for a temporary easement in the amount of $15,500 plus the construction by the Town at the Town's expense, of a 3 rail board fence be approved FORTHWITH; 3 . THAT the Town Solicitor be directed to take all necessary steps to complete the transaction; 4 . THAT the Mayor and Clerk be authorized to execute all the.documents necessary to complete the transaction; and 5 . THAT Barbara Emily Houghton and John M. Houghton be advised of Council's decision. --------------------------------------------------------- REPORT NO. : WD-49-90 PAGE 2 REPORT 1.0 ATTACHMENTS No. l: Key Map No.2: Appraisal Report 2.0 BACKGROUND 2 . 1 At a meeting held on June 4, 1990, Council approved the recommendation of the General Purpose and Administration Committee to award the contract for the reconstruction of the Port Granby Culvert to Dave Boyle Excavating Limited. 3.0 REVIEW AND COMMENT 3. 1 The reconstruction of the Port Granby culvert and road approaches requires the purchase of 0 . 6272 ha ( 1.55 acres) of land on the south side of the road. 3 .2 An Offer to Sell has been obtained from Barbara Emily Houghton and John M. Houghton. The offer is based on an appraisal (Attachment No.2) and is summarized as follows: 1.55 acres of land @ $6,000 per acre $9,300.00 (Part 1 of Registered Reference Plan 1OR-3661) Loss of barns (2) , depreciated value 61840.00 Allowance for temporary easement for detour purposes 2 ,000 .00 $18,140 .00 Rounded to: $18,000 .00 Less cost to the Town of constructing a board fence $ 2 ,500 . 00 TOTAL CASH PAYMENT $15,500.00 . . . 3 REPORT NO. : WD-49-90 PAGE 3 4.0 RECOMMENDATION 4 . 1 It is recommended that the "Offer to Sell" from Barbara Emily Houghton and John M. Houghton be accepted. Respectfully submitted, Recommended for presentation to the Committee, ---------------------- -- - ------------------ Walter A. Evans, P.Eng. , Lawrenc Kotseff, Director of Public Works Chief dm nistrative Officer WAE*llv June 8, 1990 Barbara Emily Houghton & John M. Houghton 278 Bloor Street East Apt. # 508 Toronto, Ontario M4W 3M4 Attachments NE TO V[ RD. 2 2 cn �• o 401 ._......_. RD. 1 j &: 1 0 II 0 a W: I� Q NEWTON ILLE " w ST AD J W,I 11 Ui I to j1 �I Z1I W.; Q Q R GRANBY SUBJECT SITE LAKE ONTARIO ATTACHPIEdT NO,I KEY MAP os 11004 I '3anzick a#ot'dingi -'td. REAL ESTATE APPRAISERS&CONSULTANTS 863 Myers Street,Oshawa,Ont. 1-11-1 SN3•(416)723-2763 April 27, 1990 i Mr. Walter A. Evans, P. Eng. , Director of Public Works Corporation of the Town of Newcastle j 40 Temperance St. , Bowmanville, Ontario L1C 3A6 APPRAISAL REPORT Contract N.W. 90-6 The Reconstruction of Port Granby Culvert & Approaches; Lakeshore Rd. Lot 5, Con. B.F.A. Twp. of Clarke Town of Newcastle OWNERS Barbara Emily Houghton John M. Houghton 278 Bloor St. E. , Apt. #508 Toronto, Ontario M4W 3M4 MOMENT NO. 2 !f)-49-99 00 DESCRIPTION OF THE PROPERTY LEGAL DESCRIPTION: Part of Lot 5, Con. B.F.A. Geographic Twp. of Clarke Municipality of Newcastle The Subject Property is located on the south side of Lakeshore Rd. (Port Granby) . The site comprisisng of +21 .533 acres enjoys a frontage of +1 ,350 ft. along Lakeshore Rd, . has irregular depths and enjoys approximately 1 ,200 ft. of frontage along Lake Ontario. The Port Granby Creek flows through the Property in a north/south direction. The site is relatively level toward the westerly and easterly limit then is undulating to the south and the shores of Lake Ontario. The site is improved with: two frame barns at the roadside measuring 22 ft. x 22 ft. with a 21 ft. x 22 ft. lean-to and 30 ft. x 32 ft. affected by the proposed reconstruction. Another barn is located farther to the south and is not affected by the proposed reconstruction. The site is largly cleared with a mixture of deciduous and coniferous trees along the creek valley and the hilltop towards the lake. The site is well located and enjoys a scenic view of Lake Ontario and can be described as being a park-like setting. ZONING: The Subject Property is zoned "A" Agricultural and E.P. . 006 HIGHEST AND BEST USE From investigations carried out, it is concluded that the Highest and Best Use of the Subject Property is for improvement with one or more estate type residences. TOWN'S REQUIREMENTS It is the intention of the Town of Newcastle to reconstruct the Port Granby (creek) culvert and approaches on Lakeshore Rd. , in accordance with the plans supplied by Totten Sims Hubicki Assoc. and listed as contract N.M. 90-6. In order to do the proposed work approximately .6272 hectars, 1 .55 acres, of land will be required from the Subject Property, designated as Part 1 on Plan IOR 3661 , together with a temporary easement for the purpose of constructing a detour as shown on drawing #2 by T.S.H. . EFFECTS OF THE REQUIREMENTS The requirements are such that they absorb .6272 hectars, 1 .55 acres, of land and two frame barns. The temporary easement as shown on drawing #2 is only required for the duration of construction. DESCRIPTION OF BARNS AFFECTED BY THE REQUIREMENTS #1 Age: Older Size: 22 ft. x 43 ft. of which 21 ft. x 22 ft. is a lean-to The walls are frame and metal . The floor is poured concrete in 22 ft. x 22 ft. section and dirt in the other. The roof is corrugated metal . The condition is fair to poor. This j barn is presently used for machinery storage. #2 Age: Older i Size: 30 ft. x 32 ft. The walls are frame and metal clad. The floor is dirt. The roof is metal clad. The condition is fair to poor and is presently used for grain storage. The estimated reproduction cost of these barns, new, is $12.00 per sq. ft. . The estimated accrued depreciation is 70%. �k�1•.��:`� ''/Its``�i'� �� yo� ��f g"'� qr' jn - y7YRF�v+,�y`� — WX 1W A v Iva p -+r Tr L g,-- �wl"C 40 N. !lri '`�" Y •"�,.. ` • � S-�}`��'�'*d'�1 .' � K � �:``"��'�71��`v�,�+3�„ ���i .r,�� t i 64�} �'�3i- t�1� Y.f ms's rr/: �t '"s Le.s•�'.�.•��,�`1t3��a3'$�'4'i;�i''} `; C,y v s ��i ���sZn� ��j�Y;�i y;d.r �r°«�t,"�ra}'�����-�'�.��i����" «,�,. ' ',�N��..i+`'�• �. xy �` �. ;Ct",��€4 E�l+f mot✓' h�L �, 2�''�'Y� F"°�e �4 - a., v, 'f, � � !`� �"fit,� �"���.�?" � '', T t � t+ P$ � �!.•3+ �3+ �-+sy ��� •"��yy'F, �'� '�i..y_<�.F�^ �y"xi t.2� ��di #i ,. ' ,^• ��'��i+�'•,�2�q$ +,�..q i; \ fL6 ar( y -r x yy ���a S�a�k r"dh ��y'z`r a )_�`� � kx+ `vY F .v 1(3!s� �'"��•'�?�"'�� ., k� •, { r�'+�� \try., xs _' 1 t'x ��s 3�`lr��fks` � a. ivy \bj R� ,��•, x `rte r, � 8rk t a t ��2, � '' " 1 � ...a►�+ ,4 * •Yl'E-yy i `� i" •ay�®rt�'s�`' `as 6 J` I� ���w.-��. l�r�t s I' s .-z. 7 r \ 1�°dam _ t� - d ri _ �1 i l� e �� -��il�((. 'o' C�a'u'•y�h+-�.''M��, +��,��, �ryv s �. - 4 ,.,.,-+�{ � � t_.:a `�L .. '<'LLMSSA�;_a .�%•• .',v�yc.��, �� �'3^��We.r�-� a�-s" i .�.�2 .,�f-. i I I r .`i ���� 3 ^• •-�..h��'i£Y.�'I't �',. ,, � , ' n,, � '`X F�� a}t,��`¢iF'Xc�vi�y+4f Wilqfri If f l t F { • �"' ��z� h � '� 4��`46. (� 51�AU `�� b tt� ��YF i 1+�Y t k,'. r s 11 4�°d s, ew ei i FY`VAJ. �i f . t� Tr' fj� ,[ * z a:@14N t ! i f z �,��.t'J A. 'Y,tr:r� 9• d t i i s tM fi lc )u.,,p,. ,'.: �' 7u,}����}� ;lz i,t3 fn �"' \ky�:'�tf n�•.II ,•�,..,',i1 !� '.,�t t,�'.,. V�fi21'�9((P sii�V�e�n-h�l�•f���1. -. `Mi�ef n�.�id:',i .AJe:`y§(•.SVll��'�- 1 _ ESTIMATED VALUE OF THE REQUIREMENTS Following are listed several of the various sales of land that were investigated and deemed pertinent in arriving at the Market Value of the Subject Property. SALE #1 I INSTRUMENT: 159063 DATED: April 12, 1990 DESCRIPTION: Part of Lot 12, B.F.C. "A" designated as Parts 3 and 4 on Plan 10R-2416. Twp. of Clarke SIZE: 2,007 ft. x 803 ft. irregular containing 16.17 acres, 6.544 hectars CONSIDERATION: $179,900.00 RATE PER ACRE: $11 ,126.22 RATE PER NECTAR: $27,490.83 REMARKS: Zoning "A" This parcel of land is located on the north side of Lakeshore Rd. , west of the Subject. It lends itself well (with the great frontage) to dividing into several building sites. This sale tends to set the upper limit of value. I i i SALE # 2 INSTRUMENT: 150732 DATED: May 1 , 1989 DESCRIPTION: Part of Lots 13 and 14, Con. B, Twp. of Clarke SIZE: 1 ,360 ft. x 5,061 ft. containing 164.6 acres, 66.6 hectars. CONSIDERATION: $493,896.00 RATE PER ACRE: $3,000.00 RATE PER NECTAR: $7,415.86 REMARKS: Zoning "A" This parcel is located on the north side of Lakeshore Rd. , west of the Subject Property. It is considerably larger than the Subject and does not enjoy the amenities, view of lake frontage. A substancial upward adjustment is warranted by direct comparison. SALE #3 INSTRUMENT: 152368 DATED: June 29, 1989 DESCRIPTION: Part of Lot 1 , Con. B.F. "B", Twp. of Clarke designated as Part 4 on Plan IOR-1341 . i SIZE: 664 ft. x 1 ,313 ft. containing 16.59 acres, 6.71 hectars. CONSIDERATION: $65,000.00 i RATE PER ACRE: $3,918.00 RATE PER NECTAR: $9,687.00 REMARKS: Zoning "A" This parcel of land is located on the west side of the Clarke - Hope Boundary Rd. , adjacent to the C.P.R. . The location is inferior necessitating an upward adjustment. 1012 SALE #4 INSTRUMENT: 139665 DATED: December 30, 1987 DESCRIPTION: Part of Lot 5, B.F.C. "A" designated Parts 21 and 25, Plan lOR-687, Twp. of Clarke. SIZE: 21 .53 acres, 8.71 hectars CONSIDERATION: $90,000.00 RATE PER ACRE: $4,180.00 RATE PER NECTAR: $10,333.00 REMARKS: Zoning "A" and E.P. This sale is the purchase of the Subject Property. An upward adjustment for time is warranted and estimated @ 30%. The foregoing sales of land in the general area reflect rates per acre from a low of $3,000.00 to a high of $11 ,126.00, depending upon location, size and ratio of good frontage to depth. From an analysis of the foregoing and giving consideration to all pertinent facts and information available at this time and taking into account the Subjects prime location, it is our opinion that the Market Value of the Subject lands is at the rate of $6,000.00 per acre. ,i I nj I � 3- ESTIMATED VALUE OF THE BARNS In estimating the reproduction cost of the two barns affected by the taking, discussions were held with builders in the area and reference was made to the cost manual by Hanscomb and Assoc. , issued by the Toronto Real Estate Board. From the investigations carried out it is concluded that the reproduction cost of the barns is $12.00 per sq. ft. . ESTIMATED DEPRECIATED VALUE Size overall 1 ,900 sq. ft. Reproduction cost, new $12.00 per sq. ft. Accrued depreciation 70% I Reproduction cost, new 1 ,900 sq. ft. @ $12.00 = $22,800.00 Accrued depreciation 70% 15,960.00 Depreciated value of barns 6,840.00 ESTIMATED VALUE OF THE TOWN OF NEWCASTLE REQUIREMENTS Loss of land 1 .55 acres @ $6,000.00 per acre = $ 9,300.00 Loss of barns (2) dep. value 6,840.00 Allowance for temporary easement for detour purposes N.S. 2,000.00 Total 0.00 Rounded to $18,000.00 Please Note, The town normally would construct a standard wire fence along the new property limits. The owners insisted on a pressure treated, three boards high, board fence with three gates and agreed with Mr. D. Bourne of T.H.S. . To allow for the additional cost of the board fence the sum of $2,500.00 is deducted from the foregoing amount. Thereby leaving the compensation payable to the vendors for all the Town's requirements in the amount of $15,500.00. The foregoing is recommended as a fair and just settlement for the town and the owners. I Respectfully yours, Ile I F.A. SWORIK B.A. (HON) F.G. SWORIK A.A.C. I . SR/WA, R.R.A.