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HomeMy WebLinkAboutWD-8-82 U l/ CORPORATION OF THE TOWN OF NEWCASTLE PUBLIC WORKS DEPARTMENT HAMPTON,ONTARIO LOB 1 JO TEL.(416)263-2231 REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF FEBRUARY 8, 1982. WD-8-82. SUBJECT: Road Allowances between Lots 10 & 11 , 12 & 13, and 14 & 15, Concession 6, former Township of Clarke. Closure and Conveyance to Ministry of Natural Resources. Resolution # GPA-18-81 . RECOMMENDATION: It is respectfully recommended that: 1 . This report be received, and; 2. The Appraised Value of the Road Allowances between Lots 10 and 11 , Lots 12 & 13, and Lots 14 & 15, Concession 6, in the former Township of Clarke, be established at $1 ,000. 00 (One Thousand Dollars) per acre, and; 3. The Ministry of Natural Resources be advised, in accordance with Town of Newcastle Policy. BACKGROUND AND COMMENT: By letter of September 14, 1981 , the Ministry of Natural Resources requested that the Town give consideration and approval to the closure and conveyance, to the Ministry, of the subject road all- owances, which are in the immediate vicinity of the Kendal Recreation Area. Council gave approval on October 19, 1981 , and, in accordance with Town Policy, an Appraisal of Land Value was sought. Y WD-8-82. _ 2 _ REPORT: Attached is the Appraisal Report, produced by the Region of Durham, in which the Market Value of the subject lands is estimated at $1 ,000 (One Thousand Dollars) per acre. Respectfully submitted, i L- David T. Gray, C.E.T. , Deputy Director of Public Works. February 2, 1982. 4 � DTG:vh V 1982 DURHAM T. The Regional Municipality of Durham Works Department January 22 , 1982 Box 623 105 Consumers Dr. Whitby, Ontario Canada,Ll N 6A3 (416) 668-7721 Mrs. V. Haigh W.A.TWELVETREES,P.Eng. Public Works Department Commissioner of Works Corporation of the Town of Newcastle Hampton, Ontario Please quote our ref: LOB IJO LP-N-14-1 Dear Madam: RE: Valuation Report of Road Allowances between Lots 10 & 11, 12 & 13, 14 & 15, Concession 6, former Township of Clarke Our File: LP-N-14-1 Enclosed is a copy of the appraisal report estimating the market value of the above noted property. I trust this report is satisfactory for your purposes , however should you have any queries pertaining thereto, feel free to contact the undersigned. Yours truly, 7 R. ma r Land Purchase Division RM/bg Encl . 6 �ol) APPRAISAL REPORT OF PART OF ROAD ALLOWANCES BETWEEN LOTS 10 & 11, LOTS 12 & 13, LOTS 14 & 15 CONCESSION 6, FORMER TWP. OF CLARKE TOWN OF NEWCASTLE PREPARED FOR CORPORATION OF THE TOWN OF NEWCASTLE PREPARED BY REGION OF DURHAM WORKS DEPARTMENT LAND PURCHASE DIVISION I i i DURHAM January 21, 1982 The Regional Municipality of Durham Works Department Mrs. V. Haigh Public Works Department Box 623 Corporation of the Town of Newcastle 105 Consumers Dr, HAMPTON, Ontario Whitby, Ontario LOB 1JO Canada.L1 N 6A3 (416)668-7721 W.A.TWELVETREES,P.Eng, Dear Madam: Commissioner of Works RE: Appraisal Report Estimating the Market Value Please quote our ref: of Road Allowances Between Lots 10, 11, 12 & 13 and Lots 14 & 15, Concession 6 LP-N-14-1 Former Twp, of Clarke As per your request of November 10, 1981 , we have completed our investigation and provide herewith a report of our analysis and conclusions. The effective date of this appraisal is December 15, 1981. The market value of the subject property, being a portion of various unopened road allowances in the sixth concession of the former Twp, of Clarke, has been estimated at one thousand dollars per acre as at the date of the appraisal . Without the aid of' a more precise legal description or survey plan, I am unable to provide you with a lump sum value at this time. Yours truly, fps R. May , A.A.C. I. Land Pu chase Division I, i � I i 1 . TABLE OF CONTENTS PAGE NO. PREFACE Title Page Letter of Transmittal Table of Contents 1 Summary of Salient Facts & Important Conclusions 2 ANALYSIS & CONCLUSIONS Area and Neighbourhood Description 3 Land Use Controls a) Zoning By-Laws 3 b) Official Plan 4 Sujbect Property 4 Highest and Best Use 5 Method of Valuation 5 Valuation 6 Certification of Appraiser 7 Limiting Conditions and Underlying Assumptions B ADDENDA List of Comparable Sales i I 2. SUMMARY OF SALIENT FACTS AND IMPORTANT CONCLUSIONS Purpose of the Appraisal To estimate the market value of the subject property, thereby providing the Town of Newcastle a basis from which it might negotiate sale of the property. Effective Date of Appraisal December 15, 1981 Legal Description of Property Under Appraisement a) The unopened road allowance between Lots 10 and 11, Concession 6, former Twp. of Clarke b) Part of the unopened road allowance between Lots 12 and 13, Concession 6, former Twp. of Clarke c) Part of the unopened road allowance between Lots 14 and 15, Concession 6 , former Twp. of Clarke. Definition of Market Value Market value is briefly defined as ". . . . . . .the amount that the land might be expected to realize if sold in the open market by a willing seller to a willing buyer". i Property Rights Appraised The valuation is of the fee simple interest. Land Use Designation of the Subject Property The Twp. of Clarke zoning by-law 1653 designates the subject as OS, Open Space. The Region of Durham Official Plan designates the subject as Oak Ridges Moraine (Open Space) . Present Use of Subject The lands which form parts of unopened road allowances are generally unused. Highest and Best Use As passive recreational land in conjunction with the adjoining properties. Market Value Estimate One Thousand Dollars per Acre. I Ix 0 20 x Vill ix mosoort, A 1 14 33 J1 31 10, IX 0 For I VI 111 J VII Vill Z. LESKARD V1 Vil SUBJECT PROPERTY WE P.c KIREI ,RRy KENDAL K Iv, VI IAUNTON RD OF jN E IV V Orono CASTLE Fo u6try r' Station 0 ONO uj 17 STAIKIVILLE IV I (e, V c CREEK CROOKED r> r11 61 ------------ Crctk NEWCASTLE 18 I'F NEWTONVILLE T I I NALD-C RTIER FREEW/ -111�NE� BOND4AD IL L 0 V E I`N NEWT O N VIL LE a F. Bond Hoad STATION ffiq,t�!R.. PORT- --GRANDY blouchotte po t ONTA RIO II ANALYSIS & CONCLUSIONS i I I i I i 3. AREA AND NEIGHBOURHOOD DESCRIPTION Located in the Sixth Concession of the former Twp. of Clarke, the subject property which consists of a number of unopened road allowances, is in the midst of a predominately agricultural area. The Hamlet of Orono is located approximately nine miles to the south and west on Hwy. 35 and 115. The Hamlet of Kendal is immediately east of the subject on Regional Road 18 which provides a north-south transportation link from Road 9 to Hwy. 401, some eleven miles to the south. Regional Road 9 is an east-west arterial road linking Hwy. 35 and 115 with Hwy. 28 to the east, and lies immediately north of the road allowances under appraisement. Generally speaking, the predominant land use in the area is for agricultural purposes, including tobacco which is evident a short distance to the east. The lands in the area are quite hilly oft times to the point where the topography restricts the type of agricultural use the land can be put to. LAND USE CONTROLS Zoning By-Laws The former Twp. of Clarke zoning by-law 1653 governs land use in the former township. The by-law designates the subject lands as OS, Open Space. Uses permitted under this designation include the following: a) a dwelling unit in a non-residential building; b) a public or private park, including tourist camping facilities , conservation areas, ski areas, refreshment rooms; c) a public building including a museum or display, an arena , community hall , water supply or waste disposal facility, sports field, entertainment facilities, an agricultural fairground, a bandstand, a boating facility including boathouses, a golf course or golf driving range, a school , a hospital , a church. A residential use requires a minimum frontage of one hundred feet and a minimum lot area of 15,000 square feet. Maximum lot coverage for all buildings shall be 35% of the lot area. Minimum front yard depth shall be 20 feet with a rear yard depth of 35 feet required. Minimum floor area shall be' 960 square feet. 4. Non--residential uses require a minimum frontage of 100 feet, a minimum lot area of 10,000 square feet. Maximum lot coverage for all buildings shall be 5% of the lot area. Official Plan The Region of Durham Official Plan was adopted by Council in July 1976 and subject to specific referrals the plan was approved by the Ontario Ministry of Housing in 1978. The subject property lies within an area designated as part of the Oak Ridges Moraine. This moraine forms part of the major open space system within the Regional structure. The Official Plan states in part that the predominant use of lands designated as Major Open Space, shall be for agriculture and farm-related uses, conservation and other uses such as reforestration, cemeteries, allotment gardens, nursery gardening, golf courses, campgrounds, riding and boarding stables, dog kennels, mink farms, and fairgrounds. SUBJECT PROPERTY General Description The subject property consists of a series of unopened road allowances in Concession 6 of the former Twp. of Clarke. The lands include the unopened road allowance between Lots 10 and 11, part of the road allowance between Lots 12 and 13, and part of the unopened road allowance between Lots 14 and 15. The lands in question range from high open vacant land to low wet bush land. The topography of the land is also quite variable as is the surrounding hilly countryside. i 5. HIGHEST AND BEST USE The principle of "Highest and Best Use" of a property is a fundamental concept in estimating "Market Value" . The principle is defined as follows ". . . . .the use of a property which will most likely produce the greatest net return to the land over a given period of time." The reference to net return is not limited to monetary advantages, but may be in the form of utility or other social amenities. In estimating the Highest and Best Use, such must be legally permissible under existing land use controls. There must be a demand for such a use and the property must be physically adaptable to the use. The subject property is vacant and generally unused. The long narrow configuration of the site restricts its possible uses to the point where it does not have a marketable Use other than in conjunction with the adjoining properties. The Highest and Best Use is therefore considered to be in conjunction with the adjoining lands which in most cases is as open space, and alternatively as agricultural where it abuts such a use. METHOD OF VALUATION The market data or comparable sales approach is considered to be the most relevant method of estimating the market value of the subject property. This approach entails comparing each of a number of recent sales with the subject; adjustments to the sale price of each are then made to reflect the influence of dissimiliarities such as time, location, size, topography , motivation or any other factors influencing the market value of each. i In this instance, each road allowance is only sixty-six feet wide and each varies in length. As such, the subject does not have a marketable value because of the property requirements as set out in the zoning by-law. The value of each is, therefore, in my opinion, best measured by the contribution each portion of the unopened road allowance makes to the market value of the adjoining property. We must therefore consider the size and use of the properties abutting the subject to determine the contribution it makes to the market value of that property. The adjoining properties are used for recreational or open space, and agricultural purposes in conformity with the existing zoning regulations. The comparables used are therefore generally of a similiar use. 6. VALUATION The following is a resume of the sales investigated and deemed to be most comparable to the subject. Sale number one is located between the two major portions of the subject. This sale is located in the north half of Lot 13, Concession 6 and sold in May 1981 , for $65,000.00 or $929.00 per acre for seventy acres. The property is generally level , sloping slightly from north to south. Sale number two is located about two miles west of the Kendal Recreation area and also abuts Regional Road 9. The site was vacant at the time of sale in October 1979. The topography of this fifty acres is rolling and clear. The property sold for $50,000.00 or $1 ,000.00 per acre. Sale number three is located about one and one half miles southwest of the subject. This property which contains some 196.86 acres sold in May 1980 for $160,000.00 or $813.00 per acre. The topography of this property is very hilly, being quite severe in places. The lands are vacant and offer a spectacular view of the surrounding countryside. Sales four and five are located about two miles southeast of the subject. Sale four which contains 124.6 acres, sold in (larch 1980 for $183,500.00 or $1 ,472.00 per acre. The lands at this location are rolling and are presently under cultivation. The property includes a large frame house and barn, both of which are presently being renovated. i Sale five is a vacant parcel of land adjacent to sale four. This property which contains 23 acres of vacant rolling land sold in June 1980 for $24,000.00 or $1 ,043.00 per acre. I The five foregoing sales are all in close proximity to the subject. Sales one and two were vacant at the time of sale. They indicate a value range of $929.00 to $1 ,000.00 per acre. Sale three is of considerable size, 197 acres. The indicated unit value of $813.00 per acre reflects the harsh topography and limited use potential this property may have in relation to others in the area. 7. Sale four which is also of considerable size contains a farmhouse and barn. Adjusting the indicated unit value to reflect the value the buildings add to the overall market value results in a valuation of just under $1,100.00 per acre. After adjusting the sale price of the foregoing to reflect dissimiliar'ities and time since date of sale results in a value range of $1,000.00 to $1 ,150.00 per acre. Because of their narrow width and the varying topography of each, leads to the conclusion that each of the subject road allowances would contribute a value near the lower range of value for the surrounding properties , say $1 ,000.00 per acre. The market value of each of the subject properties is therefore estimated at $1 ,000.00 per acre. CERTIFICATION OF APPRAISER I hereby certify that I have personally inspected the property herein appraised and that the statements contained n this report are true and correct to the best of my knowledge and belief. I have no personal or contemplated interest in the property appraised. R. Mayr, A.A.C .I . i i I i I i 8. LIMITING CONDITIONS The legal description, as shown, is assumed to be correct. No responsibility is assumed for matters legal in nature nor is opinion rendered as to the title, which is assumed to be good. No survey has been made of the property and no responsibility is assumed for such matters. The information furnished by others is believed to be reliable. Possession of this report does not carry with it the right of publication, nor is it to be used for any other purpose than that for which it was completed. It may not be used by anyone but the Town of Newcastle without the previous written consent of the appraiser and in any event only in its entirety. No right to expert testimony is included herein, and I am not required to give testimony or attend in court by reason of this appraisal , unless arrangements have been previously made therefore. No responsibility is assumed for any matters which are political in nature or changed conditions brought about by the political action of any government board or government representative which could have an effect on real estate values. I i I l A D D E N D A i i i i i SALE NO. 1 Instrument No: 102960 Date of Instrument: May 15, 1981 Date of Registration: May 15, 1981 Grantor: William J. Wilson Grantee: Roger and Barry Downes Legal Description: Concession 6, Part Lot 13, Twp. of Clarke Location: S/S Road 9, West of Kendal Size: 70 acres Consideration: $65,000.00 SALE NO.2 Instrument No: 96852 Date of Instrument: October 16, 1979 Date of Registration: November 1 , 1979 Grantor: Betty Hale Grantee: Syvan Developments Ltd. Legal Description: Twp. of Clarke, Concession 6 , Part Lot 19 (1OR-322, Part 1 ) Size: 49.95 acres Consideration: $50,000.00 ($1001/Ac. ) SALE NO. 3 Instrument No: 100870 Date of Instrument: May 30, 1980 Date of Registration: October 31, 1980 Grantor: Gerald & Annette Wanless Grantee: Glendon & Helen Andrews Legal Description: Concession 5, Part Lot 17, 18, Twp. of Clarke Location: West of Road 18 i Size: 196.86 Acres Consideration: $160,000.00 ($813/Ac. ) x(61) SALE NO. 4 Instrument No: 98791 Date of Instrument: March 21 , 1980 Date of Registration: May 16, 1980 Grantor: Michael V. Thornton Grantee: Dependable Answering Service Ltd. Legal Description: Concession 6, Part Lot 15 and Part of Road Allowance Between Lots 14 & 15 1OR-1123, Parts 1 & 2 Size: 126.46 acres Consideration: $183,500.00 SALE NO. 5 Instrument No: 99376 Date of Instrument: June 26, 1980 Date of Registration: July 7, 1980 Grantor: Donald Lyons Grantee: Roger and Barry Downes Legal Description: Concession 6, Part Lot 6, Twp. of Clarke Size: 23 Acres Consideration: $24,000.00 ($1043/Ac. ) i i i I FINAL ACCEPTANCE DURHAM January 20, 1982 The Regional Municipality The Town of Pickering of Durham 1710 Kingston Road Works Department PICKERING, Ontario L1V 1C7 Box 623 105 Consumers Dr. Attention: Mr. R.J. Hutchinson Whitby, Ontario Canada,L1N6A3 Director of Public Works (416) 668-7721 Dear Sir: W.A TWELVETREES,P.Eng. Commiss toner of Works RE: Town of Pickering Subdivision Amberlea Industrial Park P'`aser,°°te°urrer. Sanitary Sewers and Water Systems on 77-P-12 Granite Court, Ironstone Manor & Sands-tone Manor A final inspection of the above mentioned was carried out on January 15, 1982 , by representatives of the Region of Durham' s Works Department and the following is confirmed. The work performed was found in a condition satisfactory for final acceptance. Guaranteed Maintenance Period has terminated. Yours very truly, REB/psi ' W.J . Minorgan, P. Eng. Contracts Engineer c .c. G.B. Harness , P.Eng. G.A. Crawford J.G. Baker G.A. Paterson H.K. Rammler R.E. Britton (2 ) J.E. Croxall R.W. Price, P.Eng. K. Dwyer Bramalea Ltd. i c cd5 FINAL INSPECTION REPORT - RECHECK DURHAM January 11 , 1982 The Regional Municipality The Corporation of the Town of Whitby of Durham 575 Rossland Road East Works Department WHITBY, Ontario LIN 2MB Box 623 105 Consumers Dr. Attention: Mr. R.A. Kuwahara P.Eng. Whitby, Ontario g Canada.L1N6A3 Director of Public Works (4 16)668-7721 Dear Sir: W.A.TWELVETREES,(,Eng. Commissioner of Works RE: Town of Whitby Subdivision Ash Creek Estates - Phase 1 Pia°sequoteourr©c 74-W-8 Sanitary Sewers and Water Systems An inspection of the above mentioned was carried out on January 7 , 1982, by representatives of the Region of Durham's Works Department and some deficiencies were noted. A list of the items requiring rectification is attached and your cooperation in having these attended to is appreciated. Please advise the undersigned when these items have been satisfactorily rectified so that the Region can confirm their completion and issue the Final acceptance letter relating to the Guaranteed Maintenance Period. Yours very truly, W r"/ , P.Eng. REB/ps Cont gineer c.c. G.B. Harness, P.Eng. G.A. Crawford R.E. Britton (2 ) J.E. Croxall R.H. Hoy, C.E.T. G.M. Sernas Ensan-Wasero Cadillac Fairview I i RECHECK ON FINAL INSPECTION REPORT OF OCTOBER 19, 1981 Re: Contract No. 74-W-8 An Inspection of - Town of Whitby Subdivision Ash Creek Estates - Phase 1 Sanitary Sewers and Water Systems Was Carried out on- January 7, 1982 By - N. Trudeau and B . Hoy WATER: SERVICE BOXES White Ash Drive Lot #147R Locate and raise to grade. MAIN VALVES - Replace the top section on the main valve at Rossland Road and Red Oak, south of valve on east corner. (Wrong valve box assembly - install proper one. ) SANITARY - We were unable to inspect the sanitary trunk down through the easement portion due to the construction of a park by Bruce Evans Ltd. This portion will be inspected after the work in the park has been completed and any deficiencies found will have to be rectified. " J .E. Croxall Project Supervisor NT/ps I i i I i i FINAL INSPECTION REPORT - RECHECK DURHAM January 11 , 1982 The Regional Municipality The Corporation of the Town of Whitby or Durham 575 Rossl and Road East Works Department WHITBY, Ontario L1N 2MB Box 623 105 Consumers Dr. Attention: Mr. R.A. Kuwahara , P.Eng. Whitby, Ontario Canada.L I N 6A3 Director of Public Works (416) W-7721 Dear Sir: W.A.TWELVETREES,P.Eng Conunissionerof Works RE: Town of Whitby Subdivision Ash Creek Estates - Phase 1 P'°�s°q�°`°°�"°r. 74-W-8 Sanitary Sewers and Water Systems An inspection of the above mentioned was carried out on January 7 , 1982, by representatives of the Region of Durham' s Works Department and some deficiencies were noted. A list of the items requiring rectification is attached and your cooperation in having these attended to is appreciated. Please advise the undersigned when these items have been satisfactorily rectified so that the Region can confirm their completion and issue the Final acceptance letter relating to the Guaranteed Maintenance Period. Yours very truly, i W�Ij norga 7, P n . REB/ s g p Cont acts Engineer c.c. G.B. Harness, P.Eng. G.A. Crawford R.E. Britton (2) J-E. Croxall R.H. Hoy, C.E.T. i G.M. Sernas Ensan-Wasero -- Cadillac Fairview i RECHECK ON FINAL INSPECTION REPORT OF OCTOBER 19, 1981 Re: Contract No. 74-W-8 An Inspection of - Town of Whitby Subdivision Ash Creek Estates - Phase 1 Sanitary Sewers and Water Systems Was Carried out on- January 7, 1982 By - N. Trudeau and B. Hoy WATER: SERVICE BOXES White Ash Drive Lot #147R Locate and raise to grade. MAIN VALVES - Replace the top section on the main valve at Rossland Road and Red Oak, south of valve on east corner. (Wrong valve box assembly - install proper one. ) SANITARY - We were unable to inspect the sanitary trunk down through the easement portion due to the construction of a park by Bruce Evans Ltd. This portion will be inspected after the work in the park has been completed and any deficiencies found will have to be rectified. i •� J. E. Croxall Project Supervisor NT/ps I I i