Tay ...or Why would a perfectly good waterfront lot be forgotten and left to die

[Pfm1011]

Why would a perfectly good waterfront lot be forgotten and left to die in a tax sale  ?...

428 ROBINS POINT RD

checklist ...

.zoning   60 foot frontage...good to go at 60.71

Minimum lot size ..good to go at .35 acres

ANSI..close to some  but ..good to go

review the town tender again and run into this little tidbit:  "Construction must comply with S. 4.31,
Waterfront Lots, Zoning B-L 2000-57"

Download the zoning and .."Notwithstanding any other provision in this Bylaw, no building or
structure shall be located within 15.0 metres of the 178.0 metres G.S.C. elevation adjacent to Georgian Bay"

Go to Simcoe county interactive map..turn on the contours at  2 meters ..and low and behold

..176 meters.....property is in flood plain and cannot be built

little mystery solved..now we know why a perfectly good waterfront lot would be forgotten and left to die in a tax sale .

[Pfm1011]

I could be wrong but I don't think you can fight a flood plain. Its hard numbers based on 100 year storms.  Although Georgian bay is down almost a meter, it is "temporary"  ( i have land in Florida for you)  but even then you are still two meters  short of the mark

I think this is the same as Sallows Dr last year..great for adjacent. useless for the rest of the world



 

[speedfreeksteve]

Maybe good for a gambling type that wants to build something modest without a permit and see what happens. Wouldn't be the first person to pull that off.. unless there's neighbors that are wise to it.

[netpred]

Maybe good for a gambling type that wants to build something modest without a permit and see what happens. Wouldn't be the first person to pull that off.. unless there's neighbors that are wise to it.

That might work if you are talking about a large acreage where you can build a camp or cottage without anybody noticing. I bet if you tried that on this property you would be shut down the next working day.

[speedfreeksteve]

I know of dozens of various buildings, cabins, and cottages that have been built in the past 10 years without a permit. At least a few structures have been put up on my lake with no permit in the past 5. I know this because you can't get a permit to build 50 feet from the shoreline... and a few have.

My cottage was not one of them, I had a permit, although I was never asked if I had one even by the nosiest of neighbours.

Depends on the area though. If it's fairly rural, its rare that even the municipality will bother unless its in plain view of a road. Half the municipalities up north can barely afford to put gas in their service vehicles. Which sometimes makes me wonder why the taxes are over $3000 and there's no garbage pickup! But that's a whole other discussion.

[Pfm1011]

This land is not in the boonies... it has a fire hydrant out front ... and the lot is 200 deep but only 40 or 50 front is buildable..you cant take a p*ss ..let alone hide a cottage..

[Prospector]

UNLESS...

If you win #2 as well, then you have frontage on both sides of the road, and waterfront property. Get the neighbourhood draft plan working and you can sell part ownership to the landowners of the "community waterfornt" now evrey lot has shared waterfront and is worth a little more. If you are particularly adept, you may be able to buy the waterfront lot (also junk) next to this one, and create a private park for the community.

Of course winning 2 adjacent lots would be tricky unless you could convince everyone else in the bid that one of them wasn't worth looking at.

On its own, the waterfront isn't a bad investment as dockage. $12,000 for the land, a free parking spot and a retractable dock, and you have a spot to park a fountain or whatever, right in midland bay with the annual taxes cheaper than docking at Doral across the bay. Being so exposed does present problems, but with teh right permits you may be able to go in with the neighbours on a breakwall of some kind.

Then a "look the other way" garage to store the boat in over winter.

Hey this starts to sound appealing for my boat, what are depths along the shoreline there...

[Pfm1011]

Very very shallow , look at aerials   you are running 100 ft plus of docks to get to 30 inches ( trust me I checked as I want my boat out of lake ontario and I need 36 inches)

The stuff across the street is useless unless you can run the road. the allowance is below the 60 ft so you have to run the road back to the back lots and then have the township accept it as a municipal rd otherwise you have no frontage. Take a look at the big piece to the south and west. NORTH LAKE ESTATES 70 or so acres, has trails cut but has been owned since 95 without a building being built..not a good sign and it fronts onto a main rd

Additionally of you check the contours on the Simcoe GIS it looks like you need to make a 500 to 600 ft driveway to hit the 178 mt mark


Zoning is a RU HOLD


Im guessing that its essentially junk unless you own the front piece then you have a ATV track for the kids

[Prospector]

#1 and #7 removed from sale.

No wrecking yard for me, no dockage either.

[sentient]

Has anyone thought of dropping of 6 ft of landfill on the property and raising it to the 178ft mark.  or does that not count or allowed.


New to the forums

[Pfm1011]

Unfortunately that is not allowed. Essentially you cannot mess with flood plains . If you were to raise this land you are simply causing flooding at another piece.( as is the nature of water)   Being beside georgian bay, the reality is that it wouldnt effect anyone..but still not allowed and if you were to try it the studies required would exceed the land value so you are better off just buying good waterfront elsewhere

[DRD]

The real Truth has been put on the ots site the day it canceled...11 properties(7 names) have deeded rite of way across this property. And no specific path, therefore no build ever. This is the same as rice lake blocks.

[logon9]

It has not occurred to me that you would not be alowed to dump fill, but if you were, you would still not be 15 meters away from 176 unless you dumped on the ajesent lot as well.

[Prospector]

To put a wrap on this...

Tay has posted results here: http://www.tay.township.on.ca/ws_par/groups/public/@pub/@tay/documents/web_content/wspar_020303.pdf

Any thoughts on the winning bids?

[worldjohn]

Very smart bidding! especially property #2
10 acres waterview assessed value 32,000

Winning bid 12,300
second bid 11,001

the problem with the land was they were trying to subdivide it into 4 lots so council put a hold on it.
The winner, who is a freind of mine, plans to request it become one lot, request of conveyance of the excessive road allowances (guessing about $5000 in fees) and build his dream home.
Any comments or anyone know of any hidden problems with this lot