Archipelago

[26.2]

What looks like a dream property on Blackstone Lake has a major problem.  Zoned as Existing Use.  According to planner it was never intended as cottage property...will not be able to do anything with property...no known structure...staff and council will be against rezoning.  Mean while 2008 assessment was $265,000.  I didn't catch what taxes were but I am guessing too high.  Possibly a good property for the "midnight bunkie"

[Dave2]

What looks like a dream property on Blackstone Lake has a major problem.  Zoned as Existing Use.    Possibly a good property for the "midnight bunkie"

I wonder what it would cost to have one (ie a midnight bunkie) erected before the bids close so you  could go in with dark glasses and photos for township staff just before the bids close. Say at 2.30 on day bids closes. The idea would be the reverse of the last minute redemption.  "We could even call it the bunkie slam dunk"  

Come to think of it what I really need is a photo technician who can doctor photos to show an old (beautiful?) cottage on the site. something like this.  You show them to everyone at the bid opening.  

I wonder what Township staff would say about "existing use zoning then"  

[netpred]

So, is anybody going to take a chance on this one? If you can pick it up near minimum and are willing to spend 20 - 30 k on a lawyer and planner you might have a chance at the OMB. I don't know what the odds are but from looking at the Official Plan as it relates to this lake, it looks like the OMB has already subdivided a number of lots here and the Town doesn't want anymore.

I attach the relevant provisions from the Official Plan:

Blackstone Lake
10.37 Blackstone Lake is an inland lake neighbourhood with a number of important
qualities. The lake is characterized by high water quality, moderate densities of
development and low boat traffic. The lake is an important sports fishery
maintained by the Ministry of Natural Resources for lake trout, small mouth
bass, large mouth bass, pickerel, muskelunge, northern pike and ciscoe. In
order to maintain the high quality natural environment and the character of the
neighbourhood, further development will be discouraged in the Blackstone Lake
Neighbourhood. The Ministry of Natural Resources has identified a limited
capacity for new development on Blackstone Lake in order to sustain the cold
water fishery. Only limited new development can be supported on the lake.
This neighbourhood is influenced by the presence of The Massasauga
Provincial Park. In recognition of the Park extra care will be taken by the
Township in its review of building and development applications.
10.38 A consent resulting in the creation of up to three new lots per holding may be
considered subject to Section 14 ? Development Procedures and Standards
and any other applicable policies.
10.39 Certain shoreline areas of Blackstone Lake have significant constraints to
development due to steep slopes or sensitive fish and wildlife habitat features.
These lands will be placed or included in a non-development zoning category in
the Township's Zoning By-law, so that the natural state of these lands is
maintained.
10.40 The south shore of Blackstone Lake was the subject of an Ontario Municipal
Board hearing including an Official Plan and draft plan of subdivision referral.
The Board approved a 30 lot subdivision; a subsequent consent creating one
additional lot was also approved by the Ontario Municipal Board. It is the
position of this Plan that the balance of the lands included in the earlier
Municipal Board referrals is not suitable or available for future additional
development. These lands will be included in a non-development zone in the
Township's Zoning By-law so that the natural state of these lands is
maintained.

[worldjohn]

I talked to the treasurer and someone named that was a planner or zoning official. Apparently, you can do absolutely nothing with these blackstone properties.
No even pitch a tent and camp overnight!!?? Seriously?
My question is: what would they do if you bought a built a small cottage and then they caught you? would they tear it down when you werent there? Call in a swat team?  arrest you? sue ? fine you?
Maybe this would be a good location to build a secret underground house. The view wouldnt be that great but at least you could sleep overnight.  Has anyone visited? would the terrain be suitable for that?  Is there enough tree cover to keep the neighbors from seeing what your doing?

[Webster]

Satellite photo on Google seems to show little trees and lots of rock.  Not ideal for sneaking a unit on it.  Anybody have an idea what the shoreline looks like? (High and steep?  Low and gentle sloped?)   

[worldjohn]

I called the treasurer and there were a lot of bids on the 6 acres waterfront.
the unconfirmed/unofficial winner was 25,000
smart bidding, congratulations.
If the winner of this parcel is on this forum please contact me as I have some important information for you.
the winners of the other two parcels near blackstone were close to minimum, I love seeing that as it means no overbidding and usually means people getting a great deal.

[guki]

Hi Guys,

I'm new here and am happy to see that there are people in here willing to talk and share ideas even though we are all basically in competition with each other.

I'm grateful to those of you who are happy to share, thank you.

If I might interpose in this current subject briefly a question has come up for me.  Namely, if a person were to build a cabin/bunky/hunt camp/cottage or what have you on a piece of property without permits what might be the repercussions.  What would be the likely repercussions?

Glad to meet you all and hope to enjoy some good stuff while we beat each other up...!

Best regards and happy hunting......

[Dave2]

Guki:

If you look closely enough at these posts; there are two types of philosophies.  They are not a recommendation from anyone; just a statement of facts.  Bottom Line is you have either a) authority to build or b) no authority to build on the specific piece of property you want or have.  The specific building itself is either small enough to be unregulated or requires a building permit.

The problem with a small outbuilding that needs a building permit is that many municipalities closer in to Toronto you may have limitations on putting up an outbuilding before the main residence building permit is applied for.   

Overall its is one of those the devil is in the details and it varies by municipality. 
It appears to be if you do not have something to hide talk to the municipality on the other
hand if you want to hide something people seem to want to keep a low profile. 

In some but not all municipalities if you can get a building permit you can put up a bunky.   Very recently I put up one (see below) on an island so I was in a rush while the ice lasted and also because of a new zoning bylaw which greatly increases setbacks from the water. My PUMP HOUSE / BOAT HOUSE is now fully operational and was done with the full knowledge of the local building official who will have my ass if she sees a sleeping bag in it in future.

 On the other hand there are so called "midnight bunkie" builders on this board as well. 

Partially it all comes down to philosophy.  Some members of this board are more combative then me by nature and appear to like a good fight.  I tend to try to avoid a fight unless I am forced.  IF you hang around long enough you will quickly find out which camp you are in and who you may want to talk to in a particular  situation.  Of course after a particular meeting next week I may have eat crow and decide that I join the other camp.

[guki]

Thanks Dave,

I appreciate your input.

I wonder though, has anyone heard of a case where someone has actually been given grief for building a wee place to play in?

Happy hunting...