September 21, 1998
To:Corporate Services Committee
From:Commissioner of Corporate Services
Subject:Offer to Abutting Owners
Rajah Street (Closed) North of Baycrest Avenue
(Ward 9 - North York Centre South)
Purpose:
Rajah Street north of Baycrest Avenue was closed by the former North York in September of 1997. This report seeks
authority to set the price for the property and offer it to the abutting owners.
Funding:
Proceeds from the sale to be credited to the Land Acquisition Fund, No. 007-430-0000-8340.
Recommendations:
It is recommended that:
(1)the City offer the east half of the closed Rajah Street road allowance north of Baycrest Avenue to the abutting owner to
the east, for $35,000.00, subject to retention by the City of an approximately 2.5m wide easement to permit the existing
storm and sanitary sewers to remain in their present locations;
(2)the City offer the west half of the closed Rajah Street road allowance north of Baycrest Avenue to the abutting owner
to the west, for $35,000.00, subject to retention by the City of an approximately 2.5m wide easement to permit the existing
storm and sanitary sewers to remain in their present locations;
(3)if neither of the abutting owners accepts the City's offer to purchase, that the closed Rajah Street road allowance be
offered for sale on the Toronto Real Estate Board Multiple Listing Service through a local real estate broker;
(4)if one of the abutting owners declines the City's offer to sell, that the remaining portion of the road allowance be
offered to the other abutting owner at the same price; and
(5)appropriate City Officials be authorized and directed to take the necessary action to give effect thereto.
Council Reference/Background/History:
Rajah Street is a local residential road which extends north-south in the Highway 401/Bathurst Street area. While the
travelled portion of the road ends at Baycrest Avenue, the unimproved road allowance continues north a distance of 38.1m
(125 feet) north of Baycrest, terminating at a property owned by Baycrest Hospital.
In 1997, North York City Council declared the road allowance to be surplus to the needs of the City, and authorized the
closing and sale of the road allowance. The necessary by-law was enacted in September of 1997.
The road allowance is level and cleared. A walkway extends from Baycrest Avenue to the hospital parking lot close to the
western limit of the property. As this walkway serves only private property, North York Council approved the removal of
the walkway.
The zoning of the former road allowance is R5 - One Family Detached dwelling Fifth Density. This would permit
construction of one single-family residence.
Storm and sanitary sewers extend along approximately the centreline of the former road allowance. If the road allowance
is sold, a five metre wide easement centred on the sewers must be retained. In their current location, these sewers would
prohibit the construction of a house on the property. Engineering staff have estimated the cost of their relocation to the
edge of the property to be $100,000.00.
Comments and/or Discussion and/or Justification:
The market value of the former road allowance was estimated by an independent appraiser to be $170,000.00. However,
the relocation costs of the storm and sanitary sewers were not available when the appraisal was done, and it therefore
made no adjustment for the sewers. The estimated relocation costs of $100,000.00 should be deducted from the appraised
value in order to estimate the market value of the property.
The Municipal Act requires that when municipalities disposing of closed road allowances, Council must set a price for the
property and offer it to the abutting owner or owners in appropriate halves. Should the abutting owners not accept the
City's offer, it may then be sold to no one else for less without being re-offered to the abutting owner. It is recommended
that the former road allowance be offered to the abutting owners at the appraised value of $35,000.00 for each half.
Conclusion:
The sale of this closed road allowance will generate an estimated $70,000.00 in revenue for the City as well as eliminate
the ongoing maintenance of the property.
Contact Name:
R. Mayr, AACI, Director of Real Estate, Telephone (416) 396-4930, Fax (416) 396-4241 Fax
rmayr@city.scarborough.on.ca (cs98177.wpd)
Margaret Rodrigues
Commissioner of Corporate Services
Schedule of Comparable Sales Considered
Note: The following properties were among those considered when estimating the value of the subject property. They
are all zoned to permit single-family development, and considered to be comparable to the subject. Adjustments to the
sale prices of each were made to reflect differing sizes and sale dates.
Location Sale DateSizePrice
1.3 Norris PlaceSept. 15/9782.6' X 140 (avg.)$160,000
2.127 Conrnelius Pky.July 21/9740' X 130'$175,000
3.172 Rustic RoadApril 2/9849.4' X 154' (avg.)$190,000
