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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