HomeMy WebLinkAboutWD-23-89 TOWN OF NEWCASTLE
.l� r,tj III
C REPORT File #
Res. #
cc.,t t:SE 6.
- - _-- -- _-- By-Law # j
MEETING: GENERAL PURPOSE AND ADMINISTRATION MEETING
i
[ATE: JANUARY 23, 1989
REPORT #: WD-23-89 FILE #:
SUB.ECT• REQUEST FOR ROAD CLOSURE AND CONVEYANCE
CLARKE STREET, FORMER VILLAGE OF NEWCASTLE
BETWEEN BLOCKS 'K' AND '0'
C.G. HANNING'S PLAN, LOT 27, B.F.C. •(SHOWN AS PART 2, PLAN 1OR-3009)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT report WD-23-89 be received; and
2. THAT the unopened portion of Clarke Street in Part of Lot 27, B.F.C. ,
being that portion of Clarke Street lying between Blocks 'K' and 10'
according to Hanning's Plan of lots in the Village of Newcastle,
Town of Newcastle, (Shown as Part 2 of Plan 1OR-3009) be stopped up, closed
and conveyed to Euroamerican Agricorp Limited. (Attachment No. 1)
3. THAT the value of said lands be established at $16,000 in accordance
with the land appraisal prepared by Property Valuators and Consultants Ltd.
on behalf of Euroamerican Agricorp Limited; and
4. THAT staff be authorized to complete the procedure for closure and conveyance
in accordance with Town Policy; and
5. THAT Daniel Lang of Euroamerican Agricorp Limited, 67 Berkeley Street,
Toronto, Ontario, M5A 2W5, be advised of Council's decision.
Page 2
WD-23.-89
REPORT
1.0 A petition from Euroamerican Agricorp Limited has been received for the
closure and conveyance of the unopened portion of Clarke Street lying
between Blocks 'K' and 10' according to Hanning's Plan of the lots in
the Village of Newcastle.
1.1 The applicant has fulfilled all requirements of the Town's Policy and
Procedure for the subject site.
2.0 DESCRIPTION
2.1 The subject site has 66 feet of frontage on the east side of Mill Street
and extends 396 feet to the western edge of the unopened road allowance
known as Manvers Street (see Attachment N0.2) .
2.2 The topography is mostly level with mature trees and there is an older
frame dwelling situated on the western portion of the property. This
site is an illegal non-conforming use and is not included in the appraised
value.
2.3 Services to the property include hydro, telephone and water.
3.0 ZONING
3.1 The subject property is zoned Rural Cluster Exception (RC-1) on the west
side of the property and the remainder is Agricultural Exception (A-1)
Zone, according to the Town's Zoning By-law #84-63.
3.2 The existing zoning by-law would not permit development of the subject
site. The most logical use is as add-on or contributory land to the
adjoining lands.
4.0 HIGHEST AND BEST USE
4.1 The road allowance site divides the entire property and the part fronting
on Mill Street is central to an economically feasible development of the
entire property.
II
Page 3
WD-23-89
4.2 The land north and south of the property is vacant, undeveloped land.
The addition of the western portion of the subject site to the vacant
lands adjoining provides the entire parcel with the ability to create
an additional lot with 50 metres of frontage.
5.0 VALUE OF LAND
5.1 The value of the land established by Property Valuators and Consultants
was determined as follows:
The square footage of the entire property including Blocks K and 0 and
the road allowance is 235,224. The price is $295,000 or $1.25 per
square foot. The subject site contains 26,136 square feet for a total
gross value of $32,700 . Adjustments are made such as cost of acquisition
appraisal fees, etc, to determine the Net Adjusted Value and subsequently
the market value.
5.2 The calculations are set out as follows:
Gross Value - $32,700
Adjustments:
Costs @ 20% $6,500
Developer's profit 6,500
Risk and excess land 3,300
Total adjusted value 16,300
Net adjusted value $16,400
The market value of the subject property as if vacant, as of
October 19, 1988, is, therefore estimated as $16,000. (rounded)
6.0 SUMMARY
6.1 The applicant has satisfied all the conditions for road closure and
conveyance in accordance with Town Poicy.
6.2 The Public Works Department has determined that the road allowance is
not required by the municipality as part of the Town's road system.
.J
. . .4
Page 4
WD-2�-89
6.3 The value of the lands established by Property Valuators and Consultants
seems reasonable particularly since the parcel of land (road allowance)
on its own can not be developed under the present zoning regulations. If
the said road allowance were conveyed and joined the abutting lands under
one title, one lot would be created 180.4 metres in frontage by 120 metres-
depth, and subsequently three lots could be severed.
7.0 RECOMMENDATION
7.1 It is, therefore, recommended that as the land is of no foreseeable use
to the Town, and since conveyance will free the Town from any future
responsibility, closure and conveyance is recommended in accordance
with Town Policy.
Respectfully submitted, Recommended for presentation
to the Committee,
Walter A. Evans, P. Eng., Lawrence E. Kotseff,
Director of Public Works. Chief Administrative Officer.
JCO:lly
January 5, 1988
-
'
i
`
Ql-
PART 13
ATTACHMENT NO, I
-�
c1 1 -- Ri ( C5-11
R2 _}I „z; R2 ! (H)R1
(H)R1 _P _
R2 I `I
'\ -� '`• II—� I I
I � EP's,
R1 RI-, (H)R1 I
Rl-1
■ 111���I�IuACOONAIDO�CA4TKRI��TREEWAYY ������ t♦���������NIGNwAT��H, {p,� ��I�r����,�r���������r�l
M 1 A
A-1
- EP� 1-1 A I
M1 I ,j/ I
EP
(H) M 1 'f A-1
pE ,
Gam.,•' r°
R1-1
(Oil
i - A A-1 �?
IT
EP
.M\H
li
YEE ST. I I
'�. A-1 I A-1
EP •I Y I
RC-7
,4 s v13TIE CT
1ZO PE(LN -�-
s
°
RC-I //��
N)EP-I 'EP �i �r"�/ A
G'P
f ATTACHAENT NO. 2 j
WD-23-89