Adjala

[David]

Hey -

Has anyone had a chance to take a drive to take a a look at the two properties for sale in Adjala -Tosorntio. Whats your thoughts? When I was up there I took a drive by the honda plant. that is one serious plant. It is enormous!

Thanks.

David.

[speedfreeksteve]

Yes it is. I did some consulting for them at that site for a number of years. Probably the most massive manufacturing complex north of Toronto.

Did you get a chance to check out the tax sale land? There's quite abit of land for sale in the area, and people are generally asking for top dollar (my opinion) in that area for whatever reason. In contradiction to that, it seems to also be one of the few areas in southern ont. that has a number of year round "trailer parks" where mostly older run down trailers are generally the residents primary home.

[Pfm1011]

Looked at them both, They both  have NVCA ( conservation fill areas) zoning on them  but havent dug into what restrictions that will put on the land. I run away from conservation authorities as they can really make your life very very difficult.  The NVCA "fill area" covers most of the big piece and all of the little piece ( except for a few  feet at the back 40)  Not sure if that is flood plain or different .  Soil is Cat 1 to 3  also so forget subdividing as you cant take it out of the agricultural land bank so at best it is one lot  after the NVCA hassle but too small to be a effective farm.  Best leave these lots to the adjoining neighbours

As per trailer parks..the piece adjoining to the west of the bigger piece is exactly that.

Half of the bigger piece is being farmed ..so I would not be surprised by the 11th hour redemption..Apparently farmers seem to feel there is some sort of "humour" or "rebel statement" by paying in the 11th hour..rebels without causes  "This is our land..bla bla bla

As per high asks, looks like they are trying to ride the tail of Caledon..not quite the same landscape but nice try.  I see super high MLS ASKS but the sales historys dont have numbers anywhere near the asks..Looks like idiots asking huge prices hoping for suckers from the city. 

[David]

The NVCA "fill area" covers most of the big piece and all of the little piece ( except for a few  feet at the back 40)  Not sure if that is flood plain or different .  Soil is Cat 1 to 3  also so forget subdividing as you cant take it out of the agricultural land bank so at best it is one lot  after the NVCA hassle but too small to be a effective farm.  Best leave these lots to the adjoining neighbours

What does "Fill Area" mean? and how do you find out information about the soil? and why would you not be able to subdivide because of the agricultural land bank?

Thanks -

David.

[Pfm1011]

The towns  interactive map shows the soil type, The consolidated zoning schedule maps show the fill areas.

In an agricultural zoning you need 75 acres under the zoning to cut off a piece. This land is too small so nothing more can be cut . To go smaller you need an official plan amendment to change to rural to allow 5 acre lots.   The province will not allow a  change from agricultural to rural if you have class 1 to 3 soil .(it maybe 1 to 5 )  The province wants to save farm land.

Of the 48 acres most is under the fill area and I presume there will be setbacks so now you in the hands of the NVCA who could care less about the tax stream to the city so they have no incentive to allow the subdividing. They will however have a real problem with the septic running in or near the fill area. 

Its not like the old days where you could severe the hell out of anything you wanted as long as you bought the mayor a beer. Now the conservation authoritys have a provincial act giving them power and the province is guarding the farm land.

Im not sure of the full implication of the fill area but be very aware it exists prior to bidding , especially since I cant locate a flood plain map. It may be one in the same