HomeMy WebLinkAboutWD-147-80 V
TOWN OF NEWCASTLE PUBLIC WORKS DEPARTMENT
Director's Report to Public Works Committee of October 28, 1980.
ITEM: WD-147-80.
DATE: October 20, 1980.
SUBJECT: Road Allowance - Lots 32 & 33,
Concession 6, former Township of Clarke.
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BACKGROUND:
At the March 5, 1980, Meeting of the Public Works Committee,
Report # WD-29-80 was adopted and Resolution # W-46-80 was
passed, as follows:
"THAT the neeommendati.on in Report BUD-29-80 be
endoAzed and:
1 ) The appno ptr i.ate Committee eo miden the diz pozat,
by Tender, o4 the 4onmen Dump Site zituated in
Lot 33, Coneezzion 6, 4okmeA Township, o6 Cta&ke.
2) The Woad attowanee in Low 32 9 33, Concazion
6, 4onmen Township o, Ctanfze, be etozed and
conveyed in accordance with Town o6 Newea�ste
Pot i.e y and The Mun i,c i,pa2 Act."
Finance & Administration Committee, at the Meeting of March 18,
1980, pursuant to the above, passed Resolution # F-69-80:
"THAT Sta. 4 take cane o� the disposition o4 the 6onmetc.
Dump Site, zitua ted in Lot 33, Concazion 6, 4onmen
Township o4 CtoAke, in accordance with Town pucedune".
REPORT:
It is my understanding that the Town Manager is dealing with the
matter of the disposal of the former Dump Site and, in accordance
with Item 2 of Resolution # W-46-80, in preparation for the
closure and conveyance of the Road Allowance, an Appraisal of
Land Value has been acquired and is attached hereto.
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WD-147-80 (2)
REPORT, continued. . .
The Appraisal is in respect of the total road allowance in Lots
32 & 33, Concession 6, former Clarke, the land area of which is
10.525 acres which, at an appraised value of $1,500. 00 per acre,
amount to $15,337. 50 (Fifteen Thousand Three Hundred and Thirty-
Seven Dollars and Fifty Cents) .
RECOMIENDATION:
THAT, in respect of the Road Allowance geographically located in
Lots 32 & 33, Concession 6, former Township of Clarke, the
Appraised Value be established at $15,337. 00 ($1,500. 00 per
acre) and, further, that the appropriate by-law to close and
convey same be passed.
JD:vh
M E M O R A N D U M
TO: A.C. Culler, Town Manager.
FROM: J. Dunham, Director of Public Works.
SUBJECT: Former Landfill Site/Road Allowance
Lots 32 & 33, Concession 6, Clarke.
DATE: August 6, 1980.
Attached is a copy of the Appraisal Report received from the
Region today, in respect of the subject properties. It will
be noted that the two land values have been combined to give
a total figure estimated at $22,000. 00 (Twenty Two Thousand
Dollars) , the details of which are: R
Landfill Site 11 .13 acres $6,678. 00
Road Allowance 10.225 11 $15,337. 50.
In accordance with Resolution # WD-46-80, the Appraised Value
of the Road Allowance will be established at the next Meeting
of the Public Works Committee on September 2, 1980. I assume
You will be dealing with the matter of the disposal of the
former Landfill Site (Resolution H F-69-80) ?
APPRAISAL REPORT
FORMER LANDFILL SITE
PART LOT 33, CONCESSION 6
AND
ROAD ALLOWANCE BETWEEN LOT 32 & 33, CONCESSION 6
TOWN OF NEWCASTLE
FORMERLY TOWNSHIP OF CLARKE
PREPARED FOR
THE TOWN OF NEWCASTLE
PREPARED BY
THE REGIONAL MUNICIPALITY OF DURHAM
LAND PURCHASE DIVISION
7 'VED
A U C 6 1980
won.-:
TOWN OF NE • { • :;t E
July 29, 1980
The Corporation of the Town of Newcastle
Public Works Department
Hampton, Ontario
LOB 1JO
•. Attention: Mr. J. Dunham, Director
Dear Sir:
Re: Appraisal Report
Former Clarke Township Landfill Site
Part Lot 33, Concession 6 and Road Allowance
Between Lots 32 and 33, Concession 6
Town of Newcastle
As per your request of July 3, 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 property were personally inspected by
the appraiser.
As a result of this investigation, the Market Value of the
properties described in this report as at July 24, 1980 is
estimated to be $22,000.00.
Respectively Submitted,
G.L. Post, C.R.A.
Land Purchase Division
SUMMARY OF SALIENT FACTS AND CONCLUSIONS
OWNER: Town of Newcastle
LOCATION OF PROPERTY: 3 miles east of Hwy. 35 & 115 on north side of
Taunton Road
SIZE OF PROPERTY: Landfill Site: 11 .13 acres
Road Allowance: 10.225 acres
ZONING: Agricultural
LEGAL DESCRIPTION: Part Lot 33, Concession 6 and
Road Allowance between Lots 32 & 33, Concession 6
Township of Clarke
Town of Newcastle
HIGHEST AND BEST USE: Conservation Land
ESTIMATED MARKET VALUE: Landfill Site: $ 6,678.00
Road Allowance: $15,337. 50
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PURPOSE OF APPRAISAL
The purpose of this appraisal is .to estimate the market value of the herein
described lands for purpose of disposal by the Town of Newcastle.
DATE OF APPRAISAL
July 24, 1980
LEGAL DESCRIPTION
Part of Lot 33, Concession 6, Town of Newcastle, formerly Township of Clarke,
and unopened road allowance between Lot 32 and Lot 33, Concession 6, Town of
Newcastle, formerly Township of Clarke.
PROPERTY RIGHTS APPRAISED n
The property rights appraised are those in fee simple interest, subject to the
usual municipal and governmental regulations affecting land use in the area.
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.
LIMITING CONDITIONS
No responsibility is assumed for matters which are legal in nature, clear and
marketable title is assumed.
Legal description and surveys furnished by others are assumed to be correct.
Information in this report supplied by others is believed to be reliable,
however no responsibility is assumed for its accuracy.
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 SUBJECT PROPERTY
The property under appraisal consists of two parcels of land. The first, a
former landfill site being part of Lot 33, Concession 6 containing 11 .13
acres, is located about 400 ft, north of Taunton Road on the west side of a
right-of-way to an existing gravel pit. The second parcel is the road
allowance between Lot 32 and Lot 33, Concession 6.
The landfill site was previously a gravel pi.t, and as a result most of the
land is 5 - 6 feet below the surrounding grade. When the gravel was depleted,
the lands were sold to the Corporation of the Township of Clarke for the
Police Village of Orono as a landfill site. About 2 acres of the area has
been filled in to bring that portion up to the surrounding level .
The road allowance between Lot 32, and Lot 33 is located about 800 feet east
of the landfill site. It is located in the area of Wilmot Creek and consists
of heavily bush covered valley lands at the south limit with the creek
traversing the land in a northeast to southwest direction. The north 1/4 is
mostly cleared lands, suitable for agricultural purposes.
NEIGHBOURHOOD DATA
The subject property is located about 3 miles west of Hwy. 35 & 115, north of
Taunton Road, and about 2 miles northwest of the Village of Orono.
The area consists primarily of large agricultural holdings, with the exception
of a large gravel pit adjacent to the landfill site.
Taunton Road is a major east west route which connects Oshawa, about 12 miles
to the west of the property, to Hwy. 35 & 115.
This is the major route to Lindsay and Peterborough from the Newcastle area.
ZONING
The landfill site is zoned A-agricultural under existing zoning Ry-law No.
1653. The unopened road allowance would normally be reserved for public use,
however for the purpose of this appraisal it is considered to be agricultural
also in conjunction with the adjoining lands.
HIGHEST AND BEST USE
As the condition of the landfill site is such that it would require a great
deal of expense to make any of the uses feasible, that are permissible under
the existing zoning by-law, it is estimated that the highest and best use
would be conservation lands.
Also the road allowance consists mostly of bush covered valley lands with the
exception of some cleared land at the north end.
Therefore the highest and best use of this property is also considered to be
conservation lands.
METHOD OF VALUATION
As the property is vacant land with no other use than conservation lands, the
Market Data approach is deemed to be the best method of determining the market
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 the value of the subject.
In this instance an acreage rate is established for similiar properties in the
area and applied to the subject lands.
VALUATION
The following is a list of sales of conservation land which were sold over the
past 3 or 4 years, that were investigated and analysed to arrive at the market
value of the properties described in this report.
SALE NO. 1 Inst. No. 85498
Part Lots 15 & 16, Concession 8 Township of Clarke
The Ganaraska Region Conservation Authority purchased 225 acres in
September 1977 for $125,000.00.
This was at a rate of $555.00/acre.
This land was barren lands with sandy soil which the Authority has since
reforested with small pine trees.
SALE NO. 2 Inst. No. 85719
Part Lot 10, Concession 9 Township of Darlington
The Central Lake Ontario Conservation Authority purchased 94.66 acres in
September 1977 for $56,796.00.
This was at a rate of $600.00/acre.
This land is covered with scrub brush and some mature trees, but has no road
frontage.
SALE NO. 3 Inst. No. 93861
Part Lot 1 , Concession 10 Township of Clarke
The Ganaraska Region Conservation Authority purchased 90 acres in March 1979
for $46,124.00.
This was at a rate of $512.00/acre.
This is barren land about 4 km east of Hwy. No. 115 on a gravel road.
VALUATION - cont'd.
SALE NO. 4 Inst. No. 96095
Part Lot 31 , Concession 8 Township of Clarke
The Ganaraska Region Conservation Authority purchased 20 acres in
September 1979 for $18,984.00.
This was at a rate of $949.00 per acre.
This property is located just north of Leskard, and is covered with cedar bush
with a small creek running through it.
SALE NO. 5 Inst. No. 96766
Part 3, Concession 9 Township of Darlington
The Central Lake Ontario Conservation Authority purchased 50 acres in
October 1979 for $59,813.00.
This was at a rate of $1 ,196.00/acre.
This is high bush covered property about 1 .5 km east of Regional Road #57,
near Burketon.
SALE NO. 6 Inst. No. 80693
Part Lot 11 & 32, Concession 3 Township of Clarke
The Ganaraska Region Conservation Authority purchased 46.52 acres in
December 1976 for $82 ,500.00.
This was at a rate of $1 ,773.00/acre.
This property is about 1 1/2 km west of Hwy. 35 & 115. It is bush covered
with the same creek running through it that traverses the subject road
allowance.
The above sales range in value from $512.00 per acre to $1 ,773.00 per acre,
depending on location, condition of property, access and time of sale, etc.
Sales 1 , 2 & 3 , sold from $512.00 per acre to $600.00 per acre. These sales
consist of some barren lands and some lands with poor access similiar to the
landfill site. It is therefore concluded that the value of the landfill site
would be $600.00 per acre.
Sales 4, 5 & 6 were included to estimate the value of the road allowance.
These sales are all bush covered with good access and Sale No. 6 has a creek
running through it similiar to the subject property.
It is estimated that the subject property would have a value somewhere between
Sale No. 5 at $1 ,196.00 per acre, and Sale No. 6 at $1 ,773.00 per acre. It is
therefore concluded that the value of the road allowance would be $1 , 500.00
per acre.
The value of the two properties can therefore he calculated as follows:
Landfill Site: 11 .13 acres @ $600.00/acre = $6,678.00
Road Allowance: Part 1 - 0.491 acres @ $1500/acre = $ 736.50
Part 2 - 2.050 acres @ $1500/acre = $ 3,075.00
Part 3 - 2.542 acres @ $1500/acre = $ 3,813.00
Part 4 - 2.571 acres @ $1500/acre = $ 3,856.50
Part 5 - 2.571 acres @ $1500/acre =_$ 3,856.50
TOTAL VALUE of Road Allowance $15,337.50
The total value of the lands described in this report as at July 24, 1980 is
therefore estimated to be $22 ,015.50 rounded to $22,000.00.
CERTIFICATE OF APPRAISER
I hereby certify that I have personally inspected the property appraised and
that the statements contained herein are true and correct to the best of my
knowledge and belief.
I have no personal , present or contemplated interest in the properties herein
appraised.
G.L. Post, C.R.A.
Land Purchase Division
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