HomeMy WebLinkAboutWD-77-80 TOWN OF NEWCASTLE PUBLIC WORKS DEPARTMENT
Director's Report to Public Works Committee.
ITEM: WD-77-80.
DATE: May 28, 1980.
SUBJECT: Road Allowance - Lots 26 & 27,
Concessions 9 & 10,
former Clarke.
Resolution # W-6-80.
Background:
At the meeting of January 8, 1980, the Public Works Committee,
by Resolution # W-6-80, recommended the attached Report No. 2. ,
which was subsequently adopted by Council.
Report:
In accordance with Town Policy an Appraisal of Land Value has
now been obtained (see attached) ; Plan IOR-1097 describes the
road allowance as Parts 1 - 5, comprising a total of 9.87
acres, and the appraised value is $1,200 (Twelve Hundred
Dollars) per acre.
Recommendation:
THAT the established Appraised Value of the road allowance,
clearly defined on Plan 1OR-1097, be $11,844. 00 (Eleven
Thousand Eight Hundred and Forty-Four Dollars) , plus other
relevant costs.
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APPRAISAL REPORT
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\ PART OF ROAD ALLOWANCE BETWEEN
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® LOTS 26 & 27, CONCESSION 9
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\. TOW OF NEWCASTLE
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( formerly CLARKE)
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\« PREPARED FOR
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PREPARE BY
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LAND PURCHASE DIVISION
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May 22, 1980
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Corporation of the Town of Newcastle
Public Works Department
Hampton, Ontario
LOB 1 JO
Attention: Mr. J . Dunham
Director of Public Works
Dear Sir:
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RE: Appraisal Report
Part Road Allowance between
Lot 26 & 27, Concession 9
Township of Clarke
Town of Newcastle
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As per your request of March 14, 1980, an investigation has
been carried out to determine the market value of the herein
described lands.
The following report contains an analysis of this
( investigation and the resulting conclusions. All of the
sales and the subject were personally inspected by the
appraiser.
The Market Value of the subject lands as at May 16, 1980 is
$11 ,844.00.
Respectfully submitted
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G.L. Post, C.R.A.
fps Land Purchase Division
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PURPOSE OF APPRAISAL
To estimate the market value of the herein described lands for purpose of
disposal by the Town of Newcastle.
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DATE OF APPRAISAL
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May 16, 1980.
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I LEGAL DESCRIPTION
Part of Road Allowance between Lots 26 & 27, Concession 9, Township of Clarke,
Town of Newcastle, described as Parts 1, 2, 3, 4, & 5, Plan lOR-1097.
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j PROPERTY RIGHTS APPRAISED
(� The property rights appraised are those in fee simple interest, subject to the
usual municipal and governmental regulations affecting land use in the area.
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DEFINITION OF MARKET VALUE
Market Value is defined as the amount that the property might be expected to
realize if sold in the open market by a willing seller to a willing buyer.
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LIMITING CONDITIONS AND UNDERLYING ASSUMPTIONS
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No responsibility is assumed for matters which are legal in nature, clear and
marketable title is assumed.
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Legal descriptions and surveys furnished are assumed to be
correct.
The Appraiser by reason of this report is not required to give testimony or
attendance in Court, or any Governmental Hearing with reference to the
properties in question.
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DESCRIPTION OF SUM ECT PROPERTY
The subject property is a strip of land 66 ft. in width by 6,514.72 ft. in
E length and contains an area of 9.87 acres. The property extends from the
north limit of a forced road just north of Concession 8 to the south limit of
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the road allowance between Concession 9 and 10. The property is gently
i rolling and partially bush covered.
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SERVICES AND UTILITIES
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The subject property is unserviced by sanitary sewers or watennai ns . Existing
services include telephone and hydro. Police protection is provided by the
Durham Regional Police.
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NEIGHBOURHOOD DATA
The subject property is located about 3 km east of Mosport, and 1 .5 km west of
Hwy. 35 & 115 about 15 miles north of Hwy. 401.
The area is within the Oak Ridge moraine area and is therefore high in gravel
deposits. In fact, there are several operating gravel pits in the surrounding
area. The remainder of the properties consist mostly of large holdings of
virgin bush and reforested areas, with the exception of some farming
operations on some of the properties.
The area along Hwy. 35 & 115 is divided into smaller lots primarily for
highway commercial use.
The nearest shopping facilities would be Bowmanville or Newcastle, with major
shopping requirements located in Oshawa about 35 km southwest of the
property.
TONING
The subject property is presently an existing road allowance, and as such
would be reserved for public use, however it is the intention of the Town to
close the road allowance, and sell it to the adjoining owners , then the zoning
is considered to be agricultural in conjunction with the adjoining lands.
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HIGHEST AND BEST USE
The Highest and Best Use of any property is that use which will produce the
greatest net return to an investor over a given period of time bearing in mind
that the reference to net return is not limited to monetary advantages, but
may also be in the form of amenities.
The highest and best use must be legally permissable under existing zoning
by-laws and other governmental regulations. The property should be physically
adaptable to such a use , and the location should be in an area that there is a
reasonable demand for such a utilization.
Section 461 (2) of the Municipal Act states that where there is more than one
abutting owner to a road allowance that is being stopped up, that each owner
has the right to purchase that part of it up to the middle li ne of the stopped
up road which abuts his property.
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As this is the case with the subject property, the highest and best use is
estimated to be the value that it would add to the adjoining ni n
J g properties as
additional acreage,
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METHOD OF VALUATION
As the adjoining lands are large holdings and are sold mostly on an acreage
basis, then the Market Data approach is the only approach deemed applicable to
determine the value of the subject property.
This approach involves the gathering and analysing of sales and listings of
sales of similiar properties in the area and making the necessary adjustment
to arrive at a value for the subject.
In this instance, an acreage rate is established for similiar properties in
the area and applied to the subject lands.
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VALUATION
The following is a list of five sales that were analysed and adjusted to
arrive at a market value for the subject lands.
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SALE NO. 1 Inst. No. D93294
part Lot 32, Concession 10 Township of Clarke
70 acres sold in February 1979, for $85,000.00. This was at a rate of
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$1,214.00 per acre. This is a bush covered lot very similiar to the subject
' property, located about 2.5 km northwest. As there was very little , if any,
increase in value over the past year then there was no adjustment required for
this sale.
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SALE N0, 2 Inst. No. 98170
? Part Lot 19, Concession 6 Township of Clarke
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r 62 acres sold in February 1980, for $103,000.00. This property is good
.agricultural land with a frame house and barn on the property. The value of
the buildings are estimated at $30,000.00. Therefore the value of the land is
estimated to be $73,000.00. This is at a rate of $1,177.00 per acre.
S ALE NO. 3 Inst. No. 94937
Part -Lot 16, Concession 8 Township of Clarke
2 acres sold in June 1979, for $137 ,000.00. This property was mostly cleared
Agricultural land with a good house and barn on the property. The value of
s; the buildings is estimated at $50,000.00. Therefore the value of the property
is estimated to be $87,000.00. This is at a rate of $1 ,208.00 per acre.
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SALE NO. 4 Inst. No. 93739
Part Lot 30, Concession 6 Township of Clarke
95 acres sold in March 1979 for $125,000.00. This is mostly cleared
agricultural land with a century old house and barn on the property. The
value of the buildings is estimated to be $25,000.00. Therefore the land
value is $100,000.00. This is at a rate of $1 ,052.00 per acre.
SALE NO. 5 Inst. No. 92741
Part Lot 23, Concession 6 Township of Clarke
68 acres sold in December 1979 for $86,000.00. This is mostly cleared
agricultural land with a small frame house, in poor repair, and a horse barn
on the property. The value of the buildings are estimated to be $15,000.00.
Therefore the land value is $71 ,000.00. This is at a rate of $1 ,044.00 per
acre.
Of the above five sales, Sales 1 to 3 indicate a rate of $1 ,177.00 per acre to
$1 ,214.00 per acre. Sale No. 1 at $1 ,214.00 per acre is in the same vicinity
as the subject and required no adjustment to compare with the subject. It is
therefore estimated that the market value of the subject property as at
May 16, 1980 would be $1 ,200.00 per acre.
The value of the separate parts as shown on Plan 1OR-1097 is therefore
calculated as follows:
Part 1 : 2.442 acres @ $1 ,200/acre = $ 2,930.40
Part 2:. 0.466 acres @ $1 ,200/acre = $ 559.20
Part 3: 2.027 acres @ $1 ,200/acre = $ 2,432.40
Part 4: 4.246 acres @ $1 ,200/acre = $ 5,095.20
Part 5: 0.689 acres @ $1 ,200/acre = $ 826.80
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No. 2.
TOWN OF NEWCASTLE I'UBL I C VORKS D-EPARTMENT
Director' s Report to Public Works Committee.
Item: Correspondence received.
Date: January 2, 1980.
Subject: Road Allowance - Lots 26 & 27,
Concessions 9 & 10, former Clarke.
Background:
Correspondence received from Mrs. R.L. Beaucage requests that
the subject road allowance be closed and conveyed.
Report:
The road nitowanee in question is unopened and has not been
closed by By--Law.
Recommendation:
1. THAT Mrs. R.L. B aucage be notified of the Town of Newcastle
Policy relative to the Closure and Conveyance of Road Allow-
ances.
2. THAT, conditional upon the Applicant' s concurrence with Item
1 (above) the Road Allowance in Lots 26 & 27, Concessions 9
& 10 be closed and conveyed.
3. 'THAT, failing the Applicant ' s concurrence with Item 1 (above)
the Road Allowance in Lots 26 & 27, Concessions 9 & 10, be closed.
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Home telephone- 623-2114
�L] 8u: . Lelcyhm/c 623-2553
18 January , 1980
Mr . J . Dunham,
Director of Public Works ,
Town of Newcastle ,
County of Durham,
Hampton , Ont .
Dear Mr . Dunham:
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We received a, letter dated January 16 , 1980 from
Gertrude E . Gray , Deputy Clerk/Committee Secretary .
Please be advised that we will nVoour with the
policy of the Town Of Newcastle re Closure/
Conveyance of Road Allowances .
We are enclosing a obegua mode payable to the
Town of Newcastle in the amount of $100 . 00 to
start proceedings .
Kindly let me know if there is anything more I
can do on my part .
Yours sincerely , /
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Ruth Beouoago
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