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Home My WebLink AboutWD-30-89 10 (d) .n TOWN TOWN OF NEWCASTLE t � } pt' REPORT File # Res. #, By-Law # NESTING: GENERAL PURPOSE AND ADMINISTRATION MEETING DATE: FEBRUARY 6, 1989 REPORT #: WD-30-89 FILE #: a&JECT: REQUEST FOR ROAD CLOSURE AND CONVEYANCE CLARKE STREET, FORMER VILLAGE OF NEWCASTLE BETWEEN BLOCKS 'K' AND '0' C.G. HANNING'S PLAN, LOT 271 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-30-89 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. . . .2 Page 2 WD-30-89 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 building 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. page 3 WD-30-89 3.3 RC-1 Zone requires a minimum lot area of 2500 square metres and minimum frontage of 50 metres. 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. 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 @ 200 $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) . . .4 Page 4 WD-30-89 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. 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 in 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, / 7 . t �t Walter A. Evans, P. Eng., Lawrence . otseff, Director of Public Works. Chief Admini-trative Officer. JC0zlly January 24, 1989 i i i i DAHCY ST81 EET I -- N 71° 42 40° E 3Q6.00 1 PLAN B SETT \Y-- 3I.0 �I sle LO ANGL�18 W.ANGL£ LO I I T 4 n\ LOT N l2 \� I `i IL PARTI I tiN I I �� NN Qr. I N IS.E A,.GL£ J % s.W ANGLE /AJST A'=,D Lor e LOT 9 r— L )3 6 t � � 7766 ....... ..................:.. _.. w NE.ANGLE'-"te ° WANGLE LOT 4 LOT 8 "! Qz- I (n / i AS T. A'= I � 0 K 3 PART 1 I ' 4 I 'D. h NN I NZ NN SE.ANGLE I S.W. AAGL E I I LOT 3 r LOT 5 REFERENCE BEARIRO r l06) N 71° 47� E 396.00 I1�1 s161 w1 r1 198.001�.ar,e ME451 198.00 L a+ a R[ast lR {s- eo'' 1811 m r r- r= n lC'R-14i0 vtrT / B O/f-(/ 1 B 1 SAN' N=E3'49 /NS'T. 4'-tll2F<1 T i , A'- OPEN J I i I I- FA RT A.__ Lot layout as on Hanning' s Plan is shown for convenience purposes only and has no approved status . I ATTACHIMENT 110 . 1 1° D10 -80 i i —� HIGHWAY N� 2 '—'��—�—s_—r ST -kwa•-.- .- _.-_C, C5 I N CI I I �f R2 Iz R2 1 ' cl �H)R1 CID I( I r C4.2 Rl 1 H)I Y 1 A IN 1 _ R2 w 1 A e I \ f0 Z0 ,1 YU 1U EP R1 RI-3 i (H)R1 R1 R1-1 R t MON 0000 1 MACDONALDUMMCARTIE RI OMF REEWAY Iola M 1 ~ 1-1 q q A-1 I I M1 = / I I �1 EP A_1 GPE� r�o Nye R1-1 A A-1 Al ' I C-1 GP� II ST. I �1 A-1 A-1 EP RC-7 ., - y \ y(Z0 Pt=V-W �- RC-1 n (H)EP-1 IEP ` ! 1 Fp � I _ I I 1 ATTACHAENT NO . 2 WD-30-80