HomeMy WebLinkAbout1962-01-22 67-P ORDER6
Intwoduced by Counc LLoz Brountas, Jan. 22, 1962962
CITY OF BANGOR
(TITLE.) (PriNer. ._.......... Aaceatia& RefaTt or .1 ear i,a___. ".cut of _..._
By the City Coynaid Of City of Rawson
ORDERED,
THAT the attached written return of the City Engineer on the
layout of an extension to Fourteenth Street, together with a list of
recommended damages be and hereby is received.
y
..
67-P
IN CITY COtNCIL
May 14, 1962
�.
ED
ORDER
Voted to remain on cable.
RECEIV
JAN 18 NM 2: b3
HLle,
IssB
ITY LERK
off ICE
ReP,mt Of City Eng ingq; Pgi
., ., IN OUNCIL
"liNn$
CITY MGINE
BCFOBR.
May 28,
trema
Oc
iiV BF
Fourteenth St. Extension
.....................................
Voted t in on table.
IN CITY
COUNCIL
IMsoduaed and P11ed by
CITY K
Jan, 22,
1962
9�
Referred
to Public Works Committee,
ir
IN CITY COUNCIL
tabled
...... ..... ... .. ::LXA
June 11, 1962
Co®cllmev Voted to remain on table.
CRY CLE
IN CRY COUNCIL
CITY INK
Mated 12, 1962
Voted to rem5in on table.
IN CITY LIL
IN CITY
f/JUNC$L
June 25, 1962
Feb. 12,
1462
Voted to remain on table.
Taken from table, letter from Attorney
Quinn was
read, and motion to indef finitely
CIry ERK
_
postpone
failed by the fell axing yes and
(
CITY CL K
counts:
Councilors voting yes: Barry,
IN CLT COUNCIL
Y COUNCIL
Blaisdell,
Bram, Higgins. Councilors
March 26, 1962
I
voting no:
Bailey, groupies, Delano, Gross,
Voted to remain on table.
July 9, 1962
Whittaker.
Referred to Public ks
Voted to remain on table.
Committee, tabled.
CITY K
CIT ERK
CItYn RK
IN CI COUNCIL
tY COUNCIL
OOUN:IL
April 90 1g62
July 23, 1962
taken from table, LefLittlY v0stgOud
IN
Voted to remain on table,
by the following yes and nw vote:
Feb. 26, .1962
Councilors voting yes, Bailey, Barry,
Voted to
remain on table.
Blaisdell, Brower, Higgins. Councilors
ting nos Gross and Whittaker. Councilors
Q
CITYCLERK
absent: Brountas and Delano.
IN Y O.IL
CITY CL (
April 23, 1962
---
Voted 23 remain on table.
CIT ERK
CLERK
_CITY
� 7-
JOHN T. WUINN
8AMDR, MAINE
February 12, 1962
The Honorable Frederick W. Whittaker, Chairman
and
Members of the Bangor City Council
Gentlemen:
As counsel for the Trustee$ of Mount Pleasant Cemetery,
I have received from Mr. .lames L. MacLeod, City Engineer
of Bangor, a copy of his report to the Bangor City Council
of his appraisal value of land required to be taken from
the cemetery for the proposed extension of Fourteenth
Street across cemetery property.
In behalf of the cemetery trustees, I wish to express
their dissatisfaction and objection to the value placed
on the cemetery land to be taken as reported and to the
method used by the City Engineer in arriving at his reported
value.
We respectfully request an opportunity to be heard by the
Council or the appropriate sub -committee of the Council on
this matter.
jmJ
v
Very respectfully yours,
John T. Quinn
CITY of
To the City Council:
Prospect to an order of the City Comwll, passed -N on... 27. 1961 ... ..... 16-P.........
directing the City Engineer to lay cut.__sic _WtMainn_ of, FoytTt43PS11 StpgOk_.._......
City Engineer begs leave to report:
That of his intention to lay out .... 5.ai.d...FpyuteantR-Stiddi_$R.teStelAA....... _..__.. _.
the City Engineer gave written notice by notices attached to copies of cold order posted for seven
days prior to the _.__4-n day _sf_.Lanuary ...._. _. __- ..
in two public places in the City of Bangor and in the vicinity of said street, to wit:
One on Bulletin Board City Ball
Onson Ohio _St. ... t F_ yrteenth St ...... -- ..----
One on Valley Avenue at Holland Street
and also gave notice by causing the same to be published in the Bannon DAmy News, xssl aalaa
Blle&9B[Rtdtd: ^^^^ newspapers printed in said city, for one week prior to the. _ 4 day
..nS...Sa¢uaxy.....enpy of said order and notices, so posted and published, is hereto annexed and
made part of thin report
And that the said City Engineer met at the time and place of meeting specified in the notices
and proceeded to lay int. said extension as described in Council Order k16 -P
ThernsppaererL at the time and place of meeting Stanley F.
Holbrook, Manager, S. A. Maxfield Company; John T. Quinn, AtteP-
may, representing trustees of Mt. Pleasant Cemetery and Mr.
Edward R. Potter, representing Laura A. Potter, 80 Holland Street.
Plans of the proposed extension were available and were ex-
plained to those at the meeting and a complete set of plans of
the proposed project was given to Mr. Holbrook and to Mr. Quinn.
Mr. Holbrook did not voice any objections and spoke in
favor of the project. Mr. Quinn, representing the cemetery,
was not opposed to the project and he indicated that the cemetery
trustees would expect reimbursement for the entire land area even
though a part of it embraced a previously obtained right-of-way.
Mr. Potter was not opposed to the project but indicated the amount
recommended for damages was not sufficient and did not represent
a true value in accordance with the expenditures which he claims
to have made on the property.
Mr. Potter did suggest that he would be better satisfied if
the city would provide a lot of land in the vicinity of the present
location of the property and move the existing building to new
foundations at this new location. It was his contention that this
plan would be less expensive then the amount of damages recommended
in the report. The City of Bangor does own land in the vicinity of
Holland Street that could be utilised for this purpose and it is
estimated that the cost of Providing new foundations and moving the
existing structure to the new foundations would net exceed four
thousand dollars ($4,000).
The meeting adjourned at 11:30 A. M.
It is recommended that the Fourteenth Street Extension
as laid out and shown on the accompanying plan be accepted and
established as a public way and that the amounts of the damages
as set forth in the report be approved for payment. An accurate
plan and profile accompanies this report,
MM:1
Enc.
apeetfully�e ubmlt toldlB
MacLeod
Sites L. neeraod
City Engineer
CITY OF BANGOR, MAINE
Engineering Department
FOURTEENTH ST. EXTENSION
Appraisal of Land Required from Mt. Pleasant Cemetery
The proposed location of the Fourteenth Street Extension
crosses the cemetery property at the generally southerly section
of the cemetery. At the present time, there are no burials
within the proposed right-of-way limits nor are there any burials
In the remaining land which will be left and lying between the
southerly side of the proposed right-of-way and the northerly
boundary line of the lots at the and of Tyler Avenue and on the
northerly side of Holland Street.
A part of the proposed right-of-way crosses an existing
sewer right-of-wayy obtained by the City of Bangor from Moses G.
Rice on May 4 1896. This sewer right-of-way was recorded on
May 15, 1896 In Penobscot Registry of Deeds, Volume 566, page
172. At the present time, a trunk sewer exists within this right-
of-way limit. The lot or parcel of land which was owned by Moses
G. Rice and from whom the City obtained the sewer right-of-way, has
since been acquired by the cemetery trustees.
The area for the proposed right-of-way originally was a
rather deep ravine but has been filled with surplus excavated
material dumped there during the construction of the Interstate
Highway with the result that now the area is generally level
and conforms with the rest of the enjoining terrain.
The total area required for right-of-way purposes amounts
to 87,839 sq. ft. Of this area, 37,944 sq. ft. is within the
easement area. Therefore, the City will require an additional
49,895 sq. ft. for right-of-way purposes.
To arrive at a fair value for the land to be acquired, a
study has been made of the sales of burial lots and of the dev-
elopment of the cemetery. The records indicate that the ceme-
tery trustees own or control about ninety acres of land. Of
this total area, about one-third has been sold for burial pur-
poses and about sixty sores still remains for development and
sales. On the basis of the past history, it would appear that
the entire balance could be sold in about sixty years, or,
roughly, at the rate of about one acre per year.
The general practice of the cemetery trustees is to sell
family plots of twelve, six, or three graves each, or single
gave plots. An analysis of sales of esmetery plots in recent
years, provides the following record by percentages:
Fourteenth St. Extension Page 2
Appraisal of Land Required from Mt. Pleasant Cemetery
12 grave p d - 5$ -
6 grave plots 30%
3 grave plots 60%
Single grave plots 5%.
As part of the development of the cemetery, it is customary
to provide roadways for access to the various areae and to pro-
vide walks around burial plots. On the basis of this type of
development, the 49.895 sq. ft. would provide the following
lotting:
5 Each 12 - gave plots 60 burials
60 n 6 - grave plots 360 it
240 " 3 - grave plots 720
0 single gave plots 60
This would provide a total of 1200 burials and would allow
9,000 sq. ft. for roads and walks.
The present sale price of burial lets either single or in
plots averages thirty-five
dollars 335)
each:
1200 burial lots
@ $35
$42,000
Based on reeent sales
records, all
lots will probably be
sold in sixty years.
$42,000 ♦ 60
$700
per year
Management chargee 5%
35
"
Net value
$665
$665 capitalised at 6%
$11,085
Development Costa
1200 lots
® $4.00
$40800
Roads and walks
900 700
Present worth lend
$ 59385
Frame barn poor condition
500
Total damages
$ 5,885
Round out at
$ 6,000
Fourteenth Street Extension Page 3
Appraisal of Property Owned by Laura M. Potter, 80 Holland St.
This property consists of a two storLfreme building
26' x 281 with an attached one story shad 12' x 16T. The An-
terior walls are covered with clapboards And the roof is cov-
ered with asphalt strip shingles.
The building has two brick chimneys and is over sixty
years old.
The basement is atone and brick foundation with concrete
floor. This house does not have a furnace.
The first floor has three rooms and bath, two rooms have
hardwood floors in poor condition and one room has soft wood
floor. The walls are plastered and the ceilings are covered
with block tile.
The second floor has three roams and part of a bath con-
sisting of a water closet and shower stall. This facility in
not usable in the winter time. All floors are soft wood with
asphalt tile coverings. The walls ere covered with sheetrock
and the ceilings covered with block tile.
The shad is unfinished and has soft wood floors.
Method 1 Replacement Costa
Basement
The basement area 261 x 281.
108, of wall ® $10 per foot $1,080
(including conorate floor)
First Floor
728 sq. ft. ® $7 5,096
Second Floor
728 sq. ft. ® $5 3,640
Shad
192 sq. ft. ® $4 768
Total of all $10,584
The building is over 60 years old.
Depreciate building 1,$ per year for
60 years, or 60% $ 6050
Present value of building $ 4,234
Fourteenth St. Extension Page 4
Land —
Value of
the land:
268.60
Rental lees operating costa
6,827 sq.
ft.
0 $0.10 per sq. ft.
$ 683
Total
value of
property$49917
$6,500
Round
out at
$2,700
$$5$ 000
Method #2 Income Bests
Six roam single house without garage and without central heating.
Rental rate $60 per month
Based on 11 months average rental $ 660
Operating Costa
Texas $31.20.M an `3,000 $ 93.60
Depreciation 1,% a year on $3,000 30,00
Water $6.25 per quarter 25.00
Maintenance & insurance 36 par yr. 120.00
Total of all
268.60
Rental lees operating costa
391.40
Round out at
$ 390.00
Capitalized at 6%
$6,500
Method #3 Assessor's records 1960
Value of the building
$2,700
Value of the land
300
Total assessed value
$3,000
Assessed value based at the
rate of 80% of fair value.
Therefore, present fair value
$3,750
Methea1
$5,000
Method
2
6,500
Method
#3
3' 7 0
Total of all
0
Average
5083
Damages recommended at
$5,500
Fourteenth Street Extension Page 5
Appraisal of Property of S. A. Maxfield Company
The property required from S. A. Maxfield Co. consists of
land area only and is Includedintwo separe-parcels; one
parcel for the Fourteenth Street Extension and the second par-
cel for the relocation of valley Avenue for a better approach
to the Maxfield bridge. The terrain in both areae is rough,
irregular and mostly ledge.
Parcel N1 for Fourteenth Street Extension amounts to
2,271 sq. ft.
Parcel R2 amounts to 7,200 sq. ft.
This makes a total of 9,471 sq. ft. It is recommended
that damages be allowed at the rate of ten cents (10d) per sq.
ft., or 947.10
Round out at 950.00
• Fourteenth Street Extension Page 6
Appraisal of Property of Pauline Shoppe
The property required embraces a small triangular parcel
from the northeasterly corner of the house lot on the easterly
side of Tyler Avenue. This triangular shape is 31 feet long
on the long leg of the triangle and 8 feet on the short leg
of the triangle for a total area of 120 sq. ft.
(E5oI. Damages recommended for this property Is fifty dollars
Notice is hereby given that in pursuance of an order of the City Councitfla..._1bL____._.
{aawb� 37. 19U
directing the City Engineer to lay mt__ 0. oetlaYtias of 7aOLMth {tract
_full N11a Strfat to P,a1111__PLM9{.._ .__..._------- ----------- ............
the City Engineer will meet on Th"*447, fimavf_!y 1162_tt_ 191 d 1.n_ me
In llho.afflaa_sf_LM _LStJ..13a{latan.._______.. _. ------------------
and
._......-
and will proceed to lar out Raid Fgprtarmtt SC __._.,_ -- _ _ --------
and determine the damages or benefra any person will sustain by reason thereof and apportion
such damages or benefits, it any Awarding to law, that the lots or petrels of land damaged of
benefited by such laying out.
Native is hereby given to all persona interested in the premises to appear at the above men.
turned time and place of meeting, if they see cause then and there to be heard upon the subject.
i/ py
xro_h_lX---------- __...
City Engineer