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Council Report

Development Services

Meeting Date: October 18, 2021 Prepared By: Mike Rolph

Sale of Lot 45 Plan 506 – Cantin Court – Request For Quote on Real Estate Services

Recommendation:

THAT Council approves a Request for Quote (RFQ) for real estate services and associated costs for LOT 45, PL 506 from Royal LePage Heartland Realty and seller’s commission rate in the amount of four per cent; and further,

THAT Council authorizes Royal LePage Heartland Realty to proceed to list this property at a price of

$195,000 and collecting and reporting unconditional bids according to the timelines stated in the RFQ for approval by Council.

Background:

At its September 7, 2021, regular meeting, Council directed Staff to proceed with the sale of three municipal properties:

LOT 41, PL 506; MUNICIPALITY OF BLUEWATER;

LOT 45, PL 506; MUNICIPALITY OF BLUEWATER;

PT LT 225 PL 263 HENSALL BEING PTS 1, 2 & 3, 22R5703 S/T EASEMENT OVER PT 2, 22R5703 AS R168377 TOGETHER WITH AN EASEMENT OVER PT LT 266 PLN 267 BEING PT 4, 22R5703 AS IN HC68594; MUNICIPALITY OF BLUEWATER (known municipally as 123-125 King Street); and, move the surplus monies received from the sale of the three properties into reserves until the 2022 budget deliberations.

The next steps have been completed. Three Requests for Quotes (RFQ) for real estate services were issued to local real estate companies by informative email on October 5

th

. The RFQ closed on Tuesday, October 12

th

at 4:30 pm. Two submissions were received and reviewed for completeness, accuracy and specifications. A summary of the RFQs submitted for Lot 45 Plan 506 follows:

Seller Seller’s Commission

Rate + HST

Advertise Lot for Sale – min. 1 week

Ad Description (MLS

included) Estimated Land Value

Manage

Bids Complete Sale after Council decision Royal LePage

Heartland Realty

4% yes Social Media, Company

and Realtors’ websites, two newspapers

$169,900 yes yes

Re/Max Bluewater

Realty

4% yes MLS, Virtual Tour and Photos, Social Media, Company and Realtors’

websites with Data Distribution Feed

$195,000 yes yes

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Re/Max valued Lot 45 higher than Lot 41 due to the Realtor’s opinion that there is more lot area for building that is not regulated by the conservation authority and a more private back yard. It is staff’s recommendation that council approve the listing of the property at $195,000.

Financial Impact:

The financial impact of calling for a Request for Quote for real estate services for Lot 45 Plan 506 is the total amount of the sellers’ commission rates plus HST. This cost will be offset by the revenue received from the sale of the property.

Attachments:

1. RFQ – Royal LePage Heartland Realty 2. RFQ – Re/Max Bluewater Realty

3. Request for Quote and Property Information

Submitted By: Michael Rolph, Manager of Development Services

Concurred By: Ansberth Willert, Manager of Finance

Approved for submission: Laurie Spence Bannerman, CAO

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To: Mike Rolph, Manager of Development Services, Municipality of Bluewater Date: October 12, 2021

RE: Opinion of Value

OPINION OF VALUE FOR:

PLAN 506 LOT 45, MUNICIPALITY OF BLUEWATER

The purpose of this Opinion of Value is to provide an estimate of the market value of the subject property as of October 12, 2021. Market value is defined as the highest price a property will bring if exposed for sale in the open market allowing a reasonable time to find a purchaser to buy the property for its intended use.

Given the current market conditions and the speed at which you anticipate the property to receive bids (10 days), it is my considered opinion that the property as described above, has a market value of approximately:

ONE HUNDRED SIXTY-NINE THOUSAND NINE HUNDRED DOLLARS ($169,900)

My marketing strategy would include listing the property on www.realtor.ca , on my own website, www.dianesnell.ca and social media marketing on Facebook. In addition, I would advertise this property in local newspapers (Clinton News Record and Goderich Signal Star).

My Commission Rate to list this property, manage bids, communicate to Buyers, Buyer- Representatives and the Seller is 4.0% + HST.

Should you have any questions regarding this valuation, or if I can be of further assistance, please feel free to call me.

Regards,

Diane Snell, Realtor

Royal LePage Heartland Realty 2C The Square

Bayfield ON

N0M 1G0

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Municipality of Bluewater • 14 Mill Avenue, Box 250, Zurich, ON N0M 2T0 1 of 1 P: 519.236.4351 • F: 519.236.4329 • W: municipalityofbluewater.ca

REQUEST FOR QUOTATION

The Municipality is requesting a quote for your real estate services for the sale of Plan 506 Lot 45 Cantin Court, St. Joseph’s.

The required provided services will include, but are not limited to: advertise the vacant lot for a period of not less than one week; collect all bids within a 24-to-48-hour period, all while communicating with the bidders regarding their position of bid; present the bids with no conditions to the Manager of Development Services; complete the sale of the property once Council has delivered their decision.

The anticipated timelines are as follows:

• October 5

th

- RFQ sent to surrounding Real Estate Agents

• October 12

th

- RFQ required to be submitted to the Manager of Development Services by 4:30pm at mrolph@municipalityofbluewater.ca

Subject: RFQ Plan xxx Lot xx

• October 18

th

- RFQ submissions presented to Council for their approval

• October 25

th

to November 4

th

- Property is advertised; bids collected and presented to Manager of Development Services

• November 15

th

- Bids presented to Council for their approval

• November 17

th

Property is sold to champion bidder Please provide the following information:

Sellers Commission Rate (+HST): %

Estimate of land value: $ _

Description of how land will be advertised: - must include MLS/Multiple Listing Service -

Should you have any questions, please contact me.

Sincerely

Mike Rolph

Manager of Development Services

Enclosures: Property Information Package

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Municipality of Bluewater • 14 Mill Avenue, Box 250, Zurich, ON N0M 2T0 1 of 2 P: 519.236.4351 • F: 519.236.4329 • W: municipalityofbluewater.ca

October 5, 2021 Real Estate Companies

Re: Sale of Vacant Land at Cantin Court, Plan 506 Lot 45, Municipality of Bluewater

Property information has been collected for the sale of vacant land as described above by the Owner, The Corporation of the Municipality of Bluewater.

For financial information, please request a Tax Certificate from the Tax Clerk.

Please review the information below and direct your questions to the undersigned.

Mike Rolph, CBCO

CBO | Manager of Development Services Office: 519-236-4351 ext. 225

Geographic Detail:

Located in the former Township of Hay and the hamlet of St Joseph.

Street Name is Cantin Court. Civic Address to be determined.

Legal Description: Plan 506 Lot 45

Irregular Shape. Approximate Frontage: 39.80 m (130.57 ft) Approximate Depth: 64.57 m (211.84 ft)

Approximate Area: 2570 sq m (27660 sq ft) (0.6 acres) Servicing:

Municipal Water Servicing:

Municipal Water Official Plan:

Designated as Hamlet.

Zoning By-law Information:

Residential Low Density Zone (R1) pursuant to the Bluewater Zoning By-law No. 43-2015, Zone

Map 4E (attached). Section 25 provides the provisions for the R1 Zone (attached). Also review

Section 3, General Provisions, which includes, but is not limited to, minimum 30 metre setback for

buildings from the top of the bank of the ravine. Please ensure your proposed development is in

conformance with the zoning by-law. The entire zoning by-law is available on the municipal

website; Combined Zoning By-law (municipalityofbluewater.ca)

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Municipality of Bluewater • 14 Mill Avenue, Box 250, Zurich, ON N0M 2T0 2 of 2 P: 519.236.4351 • F: 519.236.4329 • W: municipalityofbluewater.ca

Other Authorities:

The property at Cantin Court, Plan 506 Lot 45 is adjacent to Provincial Highway No. 21

(Bluewater Highway) therefore is controlled by the Ministry of Transportation (MTO). Visit MTO website for more information. https://www.hcms.mto.gov.on.ca/PermitsControlledArea

The property is located within the regulatory limits of the Ausable Bayfield Conservation Authority (ABCA). Please contact the ABCA for more information. 519-235-2610.

These aspects are shown on the Huron County GIS Map (illustrative) attached:

Green speckled shading = ABCA

Attachments:

1. R1 Zone 2. Zone Map 4E

3. Huron County GIS Map (illustrative)

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R1 Municipality of Bluewater Zoning By-law

Section 25 Residential – Low Density Zone (R1) R1

- 58 - February 26, 2020

Section 25 Residential – Low Density Zone (R1)

Within this Zone, no person shall establish any use of land or building, or erect or alter any building or structure for any purpose except in accordance with the following provisions:

25.1. PERMITTED USES

- duplex dwelling outside of the Bayfield Settlement Area - group home in a single detached dwelling

- link semi-detached dwelling outside of the Bayfield Settlement Area

- semi-detached dwelling outside of the Bayfield Settlement Area

- single detached dwelling 25.2. ACCESSORY USES

- bed and breakfast establishment (maximum of two guest rooms) outside of the Bayfield Settlement Area and Lakeshore Residential Settlement Area, but only in a single detached, semi-detached, or link semi-detached dwelling

- home occupation

- second unit in a single detached dwelling outside of the Bayfield Settlement Area

- uses accessory to the permitted uses 25.3. PERMITTED STRUCTURES

- buildings and structures for the permitted uses

- buildings and structures accessory to the permitted uses 25.4. SINGLE DETACHED DWELLINGS – ZONE

PROVISIONS

Full services (Public Water

& Public Sewer)

Public Water &

Private Septic

Private Water &

Private Septic Zone area (min.)

Interior property 450 m

2

1,650 m

2

1,850 m

2

Zone area (min.)

Corner property 540 m

2

Frontage (min.)

Interior property 15 metres 23 metres Frontage (min.)

Corner property 18 metres 23 metres Property depth

(min.) 30 metres 46 metres

Front yard

(min.) 5 metres

Interior side yard

(min.) 1.5 metres on one side and

3 metres on the other side*;

OR

1.5 metres on both sides when there is a private garage or carport attached to the

main building*;

*Provided that the distance to any abutting residence (including attached private

garages) is a minimum of 3 metres Exterior side

yard (min.) 6 metres

Rear yard (min.) 8 metres

Zone coverage

(max.) 35%

Landscaped open space

(min.) 30%

Building height

(max.) 14 metres

LAKEFRONT FRONT YARD

For properties fronting on Lake Huron and for properties abutting or including the top-of-bank of Lake Huron, the front yard shall be the lake or top-of-bank side of the property.

25.5. SEMI-DETACHED, LINK SEMI-DETACHED, AND DUPLEX DWELLINGS – ZONE PROVISIONS

Semi- Detached

Link semi-

detached Duplex Zone area (min.)

Interior property 270 m

2

per unit 270 m

2

per unit 540 m

2

Zone area (min.)

Corner property 315 m

2

per unit 330 m

2

per unit Frontage (min.)

Interior property 15 metres 10 metres per

unit 23 metres Frontage (min.)

Corner property 18 metres

Interior unit:

10m Corner unit:

13m

23 metres

Property depth

(min.) 30 metres

Front yard (min.) 6 metres

Interior side yard

(min.) Unattached

side: 3 m Attached side: 0 m

Unattached side: 3m Attached side:

0.75 m

3 metres on one side, 1.5 metres on

the other side The 3 m requirement is reduced to 1.5 m when there is a private garage or carport attached to the main building provided that

the distance to any abutting residence (including attached private garages) is a

minimum of 3 metres.

Exterior side yard

(min.) 6 metres

Rear yard (min.) 8 metres

Zone coverage

(max.) 40%

Landscaped open

space (min.) 30%

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R1 Municipality of Bluewater Zoning By-law

Section 25 Residential – Low Density Zone (R1) R1

- 59 - February 26, 2020

Building height

(max.) 14 metres

LAKEFRONT FRONT YARD

For properties fronting on Lake Huron and for properties abutting or including the top-of-bank of Lake Huron, the front yard shall be the lake or top-of-bank side of the property.

25.6. SPECIAL ZONES 25.6.1. R1-1

Notwithstanding the provisions to the contrary, the area zoned R1-2 may also be used for a three unit apartment building subject to the provisions of the R3 Zone.

25.6.2. R1-2

In addition to any other requirements, in the area zoned R1-2 no structures, including accessory structures and swimming pools, are permitted within 8 metres of a NE2 Zone or 9 metres of an OS-1 Zone.

25.6.3. R1-3

Notwithstanding the provisions to the contrary, a single detached dwelling is the only use permitted in the area zoned R1-3 subject to the following:

a) There shall be no other buildings, structures, or clearing of any vegetation on a property containing a R1-3 Zone except within the R1-3 zoned area.

b) The area zoned R1-3 on each property is 743.2 m

2

, not including the clearing of trees for the portion of the driveway within required minimum front yard setback.

There are to be no cleared areas beyond this maximum area.

c) The location of the R1-3 zoned area includes a rectangular area set back a distance of 24.38 m from the street line with:

- for Units 2 and 3 a width of 30.5 m and a depth of 18.3 m, and

- for Unit 4 a width of 29.0 m and a depth of 17.7 m.

An area outside of this rectangular area may be interpreted to fall within the maximum area zoned R1-3 for the property provided it includes this rectangular area and meets the requirements of subsection b) above.

d) The maximum zone coverage, including unenclosed swimming pools and ground-mounted solar energy collectors, shall be 72% for Units 1 and 2 and 66% for Units 3 and 4.

e) The maximum width of any driveway, including the common driveway, shall be 7 metres.

25.6.4. R1-4

Notwithstanding the provisions to the contrary, a single detached dwelling is the only use permitted in the area zoned R1-4 subject to the following:

a) Access to the property shall be by a registered right over the Municipally-owned road allowance.

b) There shall be no other buildings, structures, or clearing of any vegetation on a property containing a R1-4 Zone except within the R1-4 zoned area.

c) The area zoned R1-4 is 700 m

2

. There is to be no cleared area beyond this maximum area.

d) The maximum zone coverage, including unenclosed swimming pools and ground-mounted solar energy collectors, shall be 60%.

e) The maximum driveway width shall be 5 metres.

f) Development in the R1-4 Zone shall be in accordance with the Environmental Impact Study and site plan approved by the Ausable Bayfield Conservation Authority.

25.6.5. R1-5

In addition to any other requirements of the R1 Zone, in the area zoned R1-5 there shall be no development, including structures and site alteration, within 54 metres of the rear property line except as permitted by the development agreement.

25.6.6. R1-6

In addition to the uses permitted in the R1 Zone, in the area zoned R1-6 a mobile home is a permitted use.

25.6.7. R1-7

Notwithstanding the R1 Zone provisions to the contrary, a bed and breakfast in the R1-7 Zone may contain a maximum of 3 guest rooms.

25.6.8. R1-8

Notwithstanding the provisions to the contrary, in the area zoned R1-8 an accessory garage/shop not exceeding 134 m

2

is permitted.

25.6.9. R1-9

Notwithstanding the provisions to the contrary, in the area zoned R1-9 the existing building is deemed to comply with this by-law.

Notwithstanding Section 3.9, in the area zoned R1-9 sanitary services may be provided by an individual on-site sewage disposal system.

25.6.10. R1-10

Notwithstanding the provisions to the contrary, in the area zoned R1-10 a garage/storage building in the absence of a single detached dwelling is permitted at the following setbacks: 31 metres from the front property line and 12 metres from the north property line.

25.6.11. R1-11

Notwithstanding the provisions to the contrary, in the area zoned

R1-11 the rental of four separate self-contained units with a

maximum of two units in each of two buildings is also a permitted

use. The rental of the units may be by the night, weekend, or

week.

(10)

R1 Municipality of Bluewater Zoning By-law

Section 25 Residential – Low Density Zone (R1) R1

- 60 - February 26, 2020

25.6.12. R1-12

Notwithstanding the provisions to the contrary, in the area zoned R1-12 the minimum required exterior side yard shall be 5 metres.

25.6.13. R1-13

Notwithstanding the provisions to the contrary, in the area zoned R1-13 a detached garage not exceeding 85 m

2

is considered an accessory building and is permitted in any yard.

25.6.14. R1-14

Notwithstanding the provisions to the contrary, in the area zoned R1-14 a detached garage shall not exceed 6.75 metres in height.

25.6.15. R1-15

Notwithstanding Section 3.9, in the area zoned R1-15 sanitary services may be provided by an individual on-site sewage disposal system

25.6.16. R1-16

Notwithstanding the provisions of Section 3.24., on lands zoned R1-16, development shall be permitted subject to the provisions of the R1 zone, and based on the current standard of Hill Terrace which is not up to Municipal road standards and is not assumed or maintained by the Municipality. An agreement shall be signed by the property owner prior to development and be registered on title acknowledging the status of Hill Terrace and responsibility for maintenance of Hill Terrace. Drainage shall be handled on- site for development of each lot.

Notwithstanding the provisions of Section 3.30.3., the setback from top-of-bank, shall be a minimum of 20 metres.

25.6.17. R1-17

Notwithstanding the provisions of Section 3.30 and any other provisions to the contrary, in the area zoned R1-17 all structures shall be set back a minimum distance of 7 metres from the boundary Block 17, Registered Plan 22M9 (the abutting, municipally-owned property containing a watercourse).

25.6.18. R1-18

Notwithstanding the provisions of Section 3.30 and any other provisions to the contrary, in the area zoned R1-18 all structures shall be set back a minimum distance of 7 metres from the boundary Block 18, Registered Plan 22M9 (the abutting, municipally-owned property containing a watercourse).

25.6.19. R1-19

In addition to any other requirements of the R1 Zone, in the area zoned R1-19 there shall be no development, including structures and site alteration, within 54 metres of the rear property line except as permitted by the development agreement.

Notwithstanding the provisions of Section 3.30. and any other provisions to the contrary, in the area zoned R1-19 all structures shall be set back a minimum distance of 8 metres from the boundary Block 18, Registered Plan 22M9 (the abutting, municipally-owned property containing a watercourse).

25.6.20. R1-20

In addition to any other requirements of the R1 Zone, in the area zoned R1-20 there shall be no development, including structures and site alteration, within 54 metres of the rear property line except as permitted by the development agreement.

Notwithstanding the provisions of Section 3.30. and any other provisions to the contrary, in the area zoned R1-20 all structures shall be set back a minimum distance of 8 metres from the boundary Block 19, Registered Plan 22M9 (the abutting, municipally-owned property containing a watercourse).

25.6.21. R1-21

Notwithstanding the provisions of Section 3.30 and any other provisions to the contrary, in the area zoned R1-21 all structures shall be set back a minimum distance of 7 metres from the boundary Block 19, Registered Plan 22M9 (the abutting, municipally-owned property containing a watercourse).

25.6.22. R1-22

Notwithstanding the provisions to the contrary, in the area zoned

R1-22, the setback from a watercourse over 7.5 metres in width

is 12 metres (minimum) measured from the rear property line.

References

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