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561 CHRISTIE LAKE RD, GLEN TAY, PERTH, ON

SOLD 13th May 2021

List Price $315,000 + HST:
ML#: 1219034

Beautiful RECREATIONAL land with frontage on the Tay River & located mere minutes away from historic Perth with all its fabulous amenities! This apx 158 acres consists of 2 x land parcels: The 0.419 acre access from Christie Lake Rd which allows access to rear parcel over the (seller owned) bridge (re-engineered late 1980's to allow emergency vehicles to cross) & the rear apx 157.6 acres which has over 2000ft river frontage on the Tay River, apx 25 acres farmable acres (used for corn/cattle/hay) with the rest (apx 81.52%) composed of woodland, wetland &/or within RVCA regulated limits. The floodplain zoning by the existing bridge does not allow development/construction of a 4-season home on the land re 2020 RVCA policy...& no access off Ernest Way either..-but what a wonderful piece of heaven to have as your own escape from the hustle & bustle of every day life. You can definitely find your inner peace on this land & you can farm a section of it! *NO TRESPASSING-permission needed to walk it*

​May 2021: We have been informed that a COMMERCIAL solar farm can be installed on this land and will be able to have access via the bridge.


PROSPECTUS

561 CHRISTIE LAKE RD, GLEN TAY, PERTH, ON K7H 3C6
RECREATIONAL LAND APX 158 ACRES
$315,000 + HST (HST amount to be verified by seller accountant)

SUBJECT PROPERTY: 561 (FORMERLY 765) CHRISTIE LAKE RD, TAY VALLEY, K7H 3C6

2 X LAND PARCELS (Parcel One & Parcel Two) TO BE SOLD AS ONE PACKAGE-otherwise known as the subject property

It is to be noted that the land has serious limitations in respect to development/construction of a single family home due to:

· Zoning throughout the bulk of the subject property (floodplain, EP, setbacks from EP)
· Access to the rear 157.6 acres over the existing bridge re zoning (floodplain) and bridge/road height as per RVCA comments (see below)
· For more information on this -see notes below

PARCEL ONE:

· PROVIDES ACCESS FROM CHRISTIE LAKE ROAD OVER THE TAY RIVER VIA A GRAVEL LANEWAY & BRIDGE

· Bridge over 100+ yrs old….modified to township standard re emergency vehicles in the late 1980’s

· Paperwork on file
· Bridge & road access owned by Seller
· Survey on file

· LEGAL: PT LT 23 CON 2 BATHURST PT 2, 27R2260 TAY VALLEY TOWNSHIP
· PIN: 051860025
· AREA: 18,255.57 ft² (0.419 ac)
· ZONING: FLOODPLAIN (conservation authority RVCA c/o Phil Mosher, Planner)
· No development allowed in this parcel re zoning & size; access route only



PARCEL 2:

· VACANT LAND: MIX OF OPEN, TREED, WETLAND

· Open Land; apx 25 acres formerly used for cattle/corn/hay…had hay removed 2019
· Treed land: Seller/Seller designated contractor allowed to remove timber to May 2021
· Swamp lands
· No structures other than a small shed housing roof solar panel, electric fencing battery to energize electric fencing (all sold as is); some farm gates & cattle coral
· Trials through the property mainly to allow tractor access to the open fields
· NO survey on file; taxed on 166 acres, Geo is appx 157.5 acres

· LEGAL: PT LT 23 CON 2 BATHURST AS IN RS79115 TAY VALLEY TOWNSHIP

· PIN: 051860091

· AREA: 6,863,503.96 ft² (157.564 acres)

· As per RVCA 81.25% of the property is within wetland and/or RVCA setback limits from wetland (127.5625 acres)
· Remaining acreage lies outside of RVCA regulations (29.4375 acres); but cannot be developed re no permitted access over Bridge re RVCA floodplain, the bulk of this acreage is open fields

· ZONING: FLOODPLAIN, EP,  SOME ?AGRICULTURE
· No development allowed re zoning and access as per Township Planner (see notes below)

ZONING:
Subject property outlined in green (Lot Lines approx.)
https://icreate5.esolutionsgroup.ca/231100_TayValley/en/doing-business/resources/ZA18-04---GA---Bathurst.pdf

RVCA MAPPING:
SUBJECT PROPERTY OUTLINED IN RED (LOT LINES APPROX)


DISCUSSIONS WITH PHIL MOSHE, PLANNER, RVCA 24TH SEPTEMBER 2020

· As discussed, RVCA estimates indicate that the bridge is likely under 1 metre or greater of water during a 100 year flood. The driveway south of the bridge is also likely under a high volume of water. Our office would likely not be able to issue a permit to both raise the bridge and raise the south driveway for residential purposes, especially if these flooding depths are confirmed. Our crew can be available to shoot some elevations at this location, but we would need written confirmation from the owner that it is OK for this to occur.

· Approximately 81.52% of the property is within the RVCA regulated limits. These are lands within the floodplain and wetland as well as their adjacent lands. Our office lists the property at about 157 acres, so roughly 30 acres is outside the regulated limit.

· Access off Ernest Way could be constructed in such a manner as to not proceed through any RVCA regulated lands. If access to the property occurred this way, it is possible that an owner could create an access to an area also outside the RVCA regulation limit. It’s further possible that construction of a home in this scenario may not need any input from RVCA.

Phil Mosher, Planner RPP, MCIP, phil.mosher@rvca.ca, 613-692-3571 x 1181 (Manotick) 613-812-1497 (Cell)

DISCUSSIONS WITH NOELLE, TOWNSHIP PLANNER TAY VALLEY 25TH SEPTEMBER 2020:

· The property is located in EP because of the Provincially Significant Wetland.  No development is allowed in a PSW.  To build within 120 m of the PSW an Environmental Impact Study is required with mitigation measures to prevent a net loss of environmental function.

· What you may not be seeing on the map is that the property is also located in FP- Flood Plain.

· Safe access is required through a floodplain in order for a building permit to be issued for a property.  Safe access means that the driveway and bridge are flooded no more than .3m (1 ft) during a projected flood event as determined by the RVCA floodplain mapping.

· If safe access is not achievable then the highest and best use would be Open Space for a conservation use.  The land owner may be able to interest a conservation organization in acquiring the land. 

· (Question re access to subject property via road extension from subdivision at Ernest Way) I don’t see it as being viable.  The subdivision has a 1 foot reserve around it to prevent extension of the road without Township consideration of the impacts of lifting the 1 foot reserve for phase 2 of the subdivision or other compelling economic development reasons.  There is not likely to be a phase 2 as new Provincially Significant Wetlands have been identified in the area that would limit the number of lots available.  And lifting the reserve for one dwelling to be built does not qualify as a compelling economic development reason. In the future the road might be extended across the lot as a Township road with a 66 ft wide right of way to connect with development coming west from Perth but even as a gravel road and not paved that would be quite expensive. The landowner owner, Brad Lockwood, and his backers would have to agree.  The Millers are not involved.

· My understanding is that unless the bridge/driveway  can be constructed to meet the safe access requirements of the RVCA (which would require a permit to place fill in the floodplain and a corresponding cut somewhere else on the Tay to balance out the fill) then the Township cannot issue a building permit because the access is not safe.

Noelle Reeve, Planner, Tay Valley Township, planner@tayvalleytwp.ca, 217 Harper Road, Perth, Ontario K7H3C6, Phone: (613) 267-5353, Toll-Free: 1-800-810-0161, Fax: (613) 264-8516


Helene Hutchings, Real Estate Agent, REALTOR®
Coldwell Banker First Ottawa Realty, Brokerage
2 Hobin Street, Ottawa, Ontario, Canada ON K2S 1C3
Office 613-831-6747
Fax 613-831-9626
Cell 613-552-0587
helene-hutchings@coldwellbanker.ca
www.HeleneHutchings.com
Twitter @HeleneHutchings

E&OE FEBRUARY 2021

Your Realty Dreams
Can Become a Reality.


When you’re on a real estate journey, you need a real estate guide that can’t be beat–and that’s Helene Hutchings.

Helene Hutchings,
Real Estate Agent


2 Hobin Street Ottawa, ON K2S 1C3
Cell: 613 552-0587
Office: 613 831-9628

helene-hutchings@coldwellbanker.ca​