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HomeMy WebLinkAboutBy-law No. 2000-056 CORPORATION OF THE MUNICIPALITY OF BAYHAM BY-LAW NO. 2000-56 BEING A BY-LAW TO AUTHORIZE THE MAYOR AND CLERK TO EXECUTE A ROAD RECONSTRUCTION AGREEMENT BETWEEN THE MUNICIPALITY AND CLEASON AND SALINDA HOOVER FOR THE RECONSTRUCTION OF A PART OF RICHMOND STREET (PART LOT 112, CONCESSION SOUTH TALBOT ROAD) WHEREAS the Owners (Cleason and Salinda Hoover) of lands described in Schedule"B" attached hereto and forming part of this By-law have applied to the Municipality for permission to reconstruct that part of the said road allowance shown a PART 8 ON plan I1R 2204 at the Owners' expense in order to provide access to the lands of the Owners; AND WHEREAS the Council of The Corporation of the Municipality of Bayham is in agreement with the project proceeding subject to the conditions as set out in the Road Reconstruction Agreement attached hereto as Schedule"A" and forming part of this By-law; AND WHEREAS the said Owners are in agreement with the terms and conditions as set out in the aforementioned Agreement and Council now deems it necessary to execute same. THEREFORE THE COUNCIL OF THE CORPORATION OF THE MUNICIPALITY OF BAYHAM ENACTS AS FOLLOWS: 1. THAT the Agreement attached hereto as Schedule"A"and forming part of this By-law between the Corporation of the Municipality of Bayham and Cleason and Salinda Hoover setting out the terms and conditions for the reconstruction of Richmond Street as described in the said Agreement is hereby approved. 2. THAT the Mayor and Clerk be hereby authorized to execute the said Agreement. 3. THAT this Agreement shall come into full force and effect upon the date of its enactment. 4. THAT this By-law and Agreement shall be registered in the Land Registry Office for the Registry Division of Elgin No. 11. READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 1't DAY OF JUNE,2000. Y• ' CLERK • •X 1 • a� .. 1 r+4•uw. �,A e�y� * �g � r+ al �jIJV����■ ��'�rrai LI Onlsr10 Form d—Land Registration Reform Act.1984 (t) Regti y ® Land=IQ ❑ (9} Page 1 of 13 pages (31 Pte* Mick Property ldtdler(s) Additional: Schedule E (i).Nature of Docrurrdol Agremnent y, 04 Consida;ration J g Nil D011 ars$ w g (8)D‘ficdptIon g- In the geographic Township of Hayham., Township of Baybam, County of Elgin and being part of the South o half of Lot 112 North an. Talbot Road East, and part of the adjacent road allowance (Talbot Road) firm Property Identifiers as described an attached Schedule "A" Addlt°onat Schaduie 113 . txdloni (7)Tats (a) Dedotodption 1 (b)Schedule for: d New Easement Additionul See ❑ � 01 Dascdpdon 0 RAW ❑ Other g (9)Thb Document provldee+rc follows: See Agreement attached. Continued on Schedule C (9)This Document relates to Instru runt number(*) OM Party(les)(Set out Status or Interest) Name(s) Signature(*) Date of Signature Y M D 1 ; � HOOVER, Cleanoln (owner) . . , . . . . . . . . # . . . . HOOVER, Salinda (owner) � E (tl)Address for Service R.R. #4, AYE, ONTARIO, Nal ZR3 ?(12)Farty(i.4(Set out Status or Interest) 1 Monett() Sig s) Date of Slgnatur Y Air C 1 THE CORPORATION OF THE MUNICIP.ALITY OF BA/BAlt r C i i = Ii l (ig) ler Swam Addsess P.O. Box 160, 9344 Plank Road, STRAFFORDVILLE, t 'ARIO, NW 1Y0 (t4) C ryas Addre`:s of Proparty (f5) Document Preprur of by: Hcation FeesFee and Tax R.R. #1, Douglas C. Q.C. Aylmer, Barrister & Solicitor, Ontario. 2060-3 Brant Street, -11 N5H 2R1 BURLINGTON, Ontario. E L7P 3A6 ElQ Total lel l 2 SCHEDULE "A" FIRSTLY: in the Township of Bayham, County of Elgin, being Part of the South half of Lot Number 112, North on Talbot Road East in the geographic Township of Bayham described as follows: PREMISING that the southerly limit of Lot 112 is North 55 degrees, 14 minutes, 35 seconds West and relating all bearings thereto. COMMENCING at the South East angle of said Lot Number 112; THENCE westerly along the South limit of said Lot 815.76 feet more or less to the East limit of Richmond Street, Plan 22 now used in lieu of Talbot Road and 819.06 feet from the South West angle of said Lot; THENCE North 23 degrees East 246.18 feet along the East limit of said Richmond Street; THENCE North 15 degrees East 407.22 feet; THENCE North 41 degrees West 168.30 feet; THENCE North 54 degrees West 175.56 feet more or less to intersect the northern limit of a road running across the said Lot; THENCE North 55 degrees 30 minutes East 275.88 feet; THENCE North 67 degrees 30 minutes West 981.42 feet more or less to the West limit of said Lot 112; THENCE North in the West limit of said Lot 2,426.16 feet more or less to the centre of said lot from South to North; THENCE easterly parallel with the South limit of said Lot 1,386 feet more or less to the East limit of said Lot; THENCE South along said East limit 3,300 feet more or less to the place of beginning containing 85 acres more or less; RESERVING THEREOUT and therefrom a Public Road recorded as entry No. 53 for General Quarter Session London District running across said Lot from the East limit thereof westerly until it intersects Richmond Street in the former Village of Richmond, Plan 22. SECONDLY: in the Township of Bayham, County of Elgin being all that Part of the original Road Allowance (Talbot Road) more particularly designated as PARTS ONE (1), TWO (2), THREE (3) AND FIVE (5) on a Reference Plan of Survey deposited in the Land Registry Office for the Registry Division of Elgin(No. 11) as Number 11R-2204. THIRDLY: in the Township of Bayham, County of Elgin being composed of Part of Lot 112 North of Talbot Road East and Part of Lot 112 South of Talbot Road and part of the original Talbot Road in the geographic Township of Bayham described as follows: PREMISING that the bearing of the easterly limit of Lot 112 North of Talbot Road is North 0 degrees 08 minutes 35 seconds East and relating all bearings herein thereto; 5 3 COMMENCING at the South east angle of Lot 112,North of Talbot Road; THENCE South 0 degrees 08 minutes 35 seconds West along the southerly production of the easterly limit of said Lot 112 North of Talbot Road and along the easterly limit of Lot 112 South of Talbot Road a distance of 96.43 feet to an iron bar; THENCE North 60 degrees 23 minutes 0 seconds West a distance of 76.69 feet to an iron bar planted at the south west angle of Part 5 on Plan 11R-2204; THENCE North 60 degrees 23 minutes 0 seconds West a distance of 127.35 feet to an iron bar; THENCE North 16 degrees 21 minutes East a distance of 178.04 feet to an iron bar; THENCE North 12 degrees 08 minutes East a distance of 114.03 feet to the southerly bank of the Otter Creek; THENCE easterly and upstream along the southerly bank of Otter Creek to the easterly limit of Lot 112 North of Talbot Road; THENCE southerly along the easterly limit of Lot 112 North of Talbot Road to the point of commencement. Being lands described in 391005. 4 ROAD RECONSTRUCTION AGREEMENT AGREEMENT made in duplicate this 5th day of June 2000. BETWEEN: CLEASON HOOVER AND SALINDA HOOVER (hereinafter referred to as the"Owners") of the First Part THE CORPORATION OF THE MUNICIPALITY OF BAYHAM (hereinafter referred to as the "Municipality") of the Second Part WHEREAS the Owners are the owners of lands described in Schedule "A" to this Agreement; AND WHEREAS the road allowance known as Richmond Street, being an old road allowance that has not been maintained by the Municipality, is vested in the Municipality. AND WHEREAS the Owners have applied to the Municipality for permission to reconstruct that part of the said road allowance shown as PART 8 on Plan 11R-2204 at the Owners' expense in order to provide access to the lands of the Owners on which the Owners propose to erect or permit to be erected residential dwellings; NOW THEREFORE in consideration of the premises, the payment of the sum of Two Dollars ($2.00) of lawful money of Canada together with other good and valuable consideration by the Owners to the Municipality, the receipt of which is hereby acknowledged, the Owners and the Municipality hereby covenant and agree as follows: 1. RECONSTRUCTION OF ROAD: (a) The Owners agree to reconstruct that part of the road known as Richmond Street being PARTS 6, 7 and 8 on Plan 11R-2204 in accordance with revised drawings prepared by Spriet Associates London Limited, Consulting Engineers, dated March 28, 2000, Project No. 99194 (9 sheets), including all appurtenances thereto and all details shown on the said drawings, all to the satisfaction of the Public Works Superintendent of the Municipality. (b) The Owners agree to do the following in addition to the features shown on the said drawings by Spriet Associates London Limited: (i) To make provisions for enhanced erosion and sediment control as requested by the Long Point Region Conservation Authority, such provisions to be to the satisfaction of the Chief Building Official/Drainage Superintendent of the Municipality. (ii) To connect all existing drains to the storm drainage system. (iii) Tree removal shall include the removal and disposal of all roots and stumps. 5 2 (iv) To relocate the existing survey bar on the north side of the road. (v) Where possible, all ditches are to be properly sloped, dressed with topsoil and sown with grass seed. (c) The Owners agree to notify the Public Works Superintendent of the Municipality during all stages of the project where approvals are required. (d) The Owners agree to be responsible for and to pay all costs and expenses associated with the reconstruction of the said road, and all matters identified in subparagraph (b) above, including provision of enhanced erosion and sediment controls, and including, but not to limit the generality of the foregoing, all design and consulting costs, including input, advice and any additional work that the said Public Works Superintendent may, in his sole discretion, require from Spriet Associates London Limited. (e) The Owners agree to purchase from the Municipality a 911 municipal address sign and to install the said sign, at the Owners' expense, in a location satisfactory to the Public Works Superintendent of the Municipality. 2. SECURITIES: (a) The Owners agree to deposit with the Municipality securities in the form and amount set out below, to secure the performance of all of the obligations of the Owners pursuant to this Agreement. (b) The said securities are to be deposited with the Municipality prior to commencement of any work on the said road, and will be held by the Municipality until a final inspection has been made by the said Public Works Superintendent and all work has been completed to his satisfaction, including rectification of any deficiencies. (c) The said securities will be in the amount of $81,875.00 (Van Gorp Drainage and Excavating quotation $76,875.00 and $5,000.00 to secure the requirements of the Long Point Region Conservation Authority), and shall be in the form of cash or bank letter of credit in form satisfactory to the Municipality. (d) It is understood and agreed that the Municipality may, in its sole discretion, draw all or make one or more partial draws on the securities for purposes of completing the reconstruction of the road and all appurtenances thereto, doing all things required under subparagraph 1(b) above, including making provision for enhanced erosion and sediment control, and rectifying any deficiencies in the said work, including deficiencies that appear after completion of the said work. (e) It is further understood and agreed that the breakdown of the amount of the securities in subparagraph (c) above is for purposes of calculating the total amount of the securities, and that the Municipality may in its sole discretion, use more than the amounts specified in subparagraph (c) above for road reconstruction, or to satisfy the requirements of the Long Point Region Conservation Authority. 3. VEHICLE TURN AROUND AREA: (a) Upon completion of the road reconstruction work, the Owners agree to transfer to the Municipality, without cost to the Municipality, PARTS 6 AND 7 on Plan 11R-2204, being a vehicle turnaround area. 6 3 (b) Upon completion of the transfer of said PARTS 6 and 7 the Municipality will present to the Council of the Municipality of Bayham a By-law to establish the said PARTS 6 and 7 as a part of a municipal street. 4. DRAINAGE AND VEGETATION: The Owners and the Municipality agree as follows: (a) That as much of the natural vegetation and existing contours as possible will be retained in the area between the lower lane and Little Jerry Creek (both shown on the drawings by Spriet Associates London Limited). (b) That if possible,the remnant of an old ox-bow will be incorporated into the drainage system in order to store extreme runoff and to help control sedimentation and erosion in the area below the said lane. (c) That the Chief Building Official/Drainage Superintendent of the Municipality will monitor construction and grading, at a minimum between catch basin 11 and the watercourse, and that any alterations to natural vegetation and to existing contours and grades may only be made with his approval and to his satisfaction. (d) That placement of the riprap rock chute on the banks of the watercourse will be done in such a manner as to avoid any alterations to the watercourse. (e) That the storm water drainage from the road to be reconstructed is to be directed to and will be received by the lands of the Owners. (f) It is understood and agreed that the Owners and the Municipality intend to enter into a Mutual Drainage Agreement with respect to drainage from the said road to the said lands of the Owners, and that the Agreement is to be prepared by the Chief Building Official/Drainage Superintendent of the Municipality. (g) It is further understood and agreed that all of the costs of designing and constructing this mutual agreement drain are to be borne by the Owners. 5. ERECTION OF DWELLINGS: (a) The Owners agree to install the foundation for the proposed dwelling on the north side of the road proposed to be reconstructed at a grade equal to or greater than the finished grade of the road. (b) The Owners acknowledge and agree that the adequacy of supply of water for any dwelling or dwellings to be erected on the lands of the Owners or to the owners of any other lands fronting on the road to be reconstructed, or the potability thereof, shall be at the sole risk of the Owners, and that the Municipality shall have no responsibility or obligation to the Owners or any successors in title, or to the owners of any other lands fronting on the said road or their successors, with respect to the adequacy and/or potability of water supply. (c) It is understood and agreed that: (1) The Chief Building Official will be in a position to issue a building permit for the construction of a dwelling upon execution and registration of this Agreement and upon receipt by the Municipality of the securities required to be deposited with the Municipality pursuant to this Agreement and compliance with all applicable law. 7 4 (ii) An Occupancy Permit will not be issued for the said dwelling until all work on the road to be reconstructed has been completed to the satisfaction of the Public Works Superintendent for the Municipality. 6. PARKING OF VEHICLES: The Owners agree that they will neither park vehicles or permit vehicles to be parked on the finished road at any time in such a manner as to interfere with access by emergency vehicles or with road maintenance activities. 7. APPLICABLE LAW: The Owners agree to comply with all applicable laws of all government bodies and agencies, including all by-laws and regulations, and to obtain and pay for all required permits. 8. PAYMENT OF COSTS AND FEES: The Owners agree to pay all construction, survey, legal, permit costs and fees, including disbursements, all costs incurred by the Municipality including legal costs, and any other costs associated with or in any way connected with this Agreement. 9. SEPTIC SYSTEMS: The Municipality acknowledges that a percolation test was conducted on the site proposed for the construction of the first residential dwelling, and that it would appear that the site is capable of accommodating a septic system tile bed and an area for a contingency septic system tile bed. It is acknowledged and agreed, however, that it is the sole obligation of the Owners to install an adequate septic system for each dwelling proposed, that the risk of septic system inadequacy or failure is solely that of the Owners, and that the Municipality can bear no risk or liability with regard to the adequacy or failure of any septic systems to be installed on the lands of the Owners. 10. DISPUTE RESOLUTION: (a) In the event of any dispute respecting the interpretation of this Agreement or of the Municipality's requirements,the matter shall be determined by the Public Works Superintendent of the Municipality with respect to any issues relating to the reconstruction of the road, and by the Chief Building Official/Drainage Superintendent with respect to any issue related to drainage and grades, and subject to subparagraph (b) their respective decisions shall be final. (b) Disputes between the Owners and the Municipality with respect to any provision of this Agreement, unresolved under subparagraph (a) above, shall be referred to arbitration in compliance with the provisions of the Arbitrations Act R.S.O. 1990, as amended, and in particular subject to the following requirements: (i) There shall be a single arbitrator agreeable to the Municipality and the Owners, unless both are not able to agree on a single arbitrator, in which case there shall be a panel of three arbitrators, with each of the Municipality and the Owners appointing one arbitrator and those two arbitrators appointing the third. (ii) The decision of the arbitrator or arbitrators as the case may be, shall be final. 8 5 (iii) The costs of the arbitration shall be borne entirely by the Owners unless the arbitrator or arbitrators decide otherwise. (iv) Notwithstanding the existence of any such disputes, the Municipality and the Owners shall continue to carry out their obligations under this Agreement in a timely fashion, and such carrying out of obligations shall be without prejudice to their respective rights under this Agreement. 11. WORKPLACE SAFETY AND INSURANCE BOARD COVERAGE: The Owners agree that they shall at their own expense procure and carry or cause to be procured and carried and paid for, full Workplace Safety and Insurance Board coverage for all workers, employees, servants and others engaged in or upon any work undertaken pursuant to this Agreement for which such coverage is required by law. 12. INSURANCE: (a) The Owners agree to maintain insurance in sufficient amount and description as will protect the Owners and the Municipality from claims for damages, personal injury including death, and for claims from property damage which may arise from the Owners' operations pursuant to this Agreement, including any act or omission of the Owners' agents or employees while engaged in any activity pursuant to this Agreement and such coverage shall include all costs, charges and expenses reasonably incurred for any injury or damage. (b) In addition to the foregoing,the Owners covenant and agree that: (i) The limits of liability for Personal Injury, Bodily Injury and Property Damage combined shall be for not less than One Million ($1,000,000.00)Dollars for each occurrence. (ii) All policies shall provide that they cannot be cancelled, allowed to lapse or be materially changed (to the detriment of the Municipality) without at least thirty (30) day's notice to the Municipality by registered mail. (iii) The Municipality shall be named as an added insured and the policy shall include a provision for cross liability. 13. UNSATISFACTORY OR INCOMPLETE WORK: (a) Upon any failure by the Owners to do any work or rectify any unsatisfactory work upon seven day's written notice, the Public Works Superintendent for the Municipality may procure same to be done at the Owners' expense and all costs may be recovered from the securities held under this Agreement. In any case of emergency affecting public safety, the said Public Works Superintendent may act without notice or on such notice as is reasonable in the circumstances. (b) Notwithstanding that the Municipality may hold securities pursuant to this Agreement, in the event of a failure, neglect or refusal by the Owners to comply with this Agreement, the Municipality shall not be required nor obligated to: (i) complete any of the works or services required by this agreement; or (ii) maintain any of the works or services required by this Agreement. 6 9 14. CONSTRUCTION LIENS: (a) The Owners shall comply with all of the provisions of the Construction Lien Act, R.S.O. 1990, c. C.30, as amended from time to time and without limiting the generality of the foregoing, shall hold in its possession all the statutory holdbacks and any additional funds required to be held by the said Act. These holdbacks and funds shall not be disbursed except in accordance with the Act. (b) The Owners shall, at their own expense, within ten (10) days of receiving written notice from the Municipality to do so, pay, discharge, vacate, and obtain and register a release of all charges, claims, liens and all preserved or perfected liens, made, brought or registered pursuant to the Construction Lien Act, R.S.O. 1990, c. C.30, which affect any lands of the Municipality, including public highways and road allowances, and which arise out of the performance of this Agreement by the Owners and their servants, employees, agents, contractors and subcontractors. (c) The Owners shall indemnify and hold harmless the Municipality from all losses, damages, expenses, actions, causes of actions, suits, claims, demands and costs whatsoever which may arise either directly or indirectly by reason of any failure, neglect or refusal by the Owners to comply with the Construction Lien Act, R.S.O. 1990, c. C.30, and arising out of the performance of this Agreement by the Owners and their servants, employees, agents, contractors and subcontractors. (d) The Public Works Superintendent for the Municipality may at any time, authorize the use of all or part of the securities required pursuant to this Agreement, including cash deposit or letters of credit: (i) to pay, discharge, vacate, and obtain and register a release of all charges, claims, liens, and all preserved or perfected liens, made, brought or registered pursuant to the Construction Lien Act, R.S.O. 1990, c. C.30, which affect any lands, including public highways and road allowances of the Municipality in the event the Owners default on the performance of this section; and (ii) to pay to the Municipality any amounts owing to it pursuant to this section. 15. INDEMNIFICATION: The Owners shall indemnify and save harmless the Municipality against all losses, damages, claims, actions, demands, suits, costs and interest incurred which arise directly or indirectly from anything done in connection with this Agreement, whether in performance of, outside of or contrary to this Agreement. 16. ENTIRE AGREEMENT: This Agreement is the entire agreement between the Owners and the Municipality regarding the subject of this Agreement and it can be amended or supplemented only by a document executed in writing by both the Owners and the Municipality. 17. SEVERABILITY: If any term of this Agreement is found to be invalid, illegal or unenforceable by a court having the jurisdiction to do so, that term is to be considered to have been severed from the rest of this Agreement and the rest of this Agreement remains in force unaffected by that finding or by the severance of that term. 10 7 18. CONTEXT: In this Agreement, unless the context otherwise requires, the singular includes the plural and the masculine includes the feminine gender and a corporation. 19. GOVERNING LAW: This Agreement shall be governed by and construed and enforced in accordance with the laws of the Province of Ontario. 20. NO REPRESENTATIONS OR WARRANTIES: It is acknowledged and agreed that the Municipality has made no representations or warranties whatsoever as to site conditions in the proposed development or the suitability of the site for the construction of a road, the erection of residential dwellings, water supply or septic systems. 21. SUCCESSORS AND ASSIGNS: This Agreement shall be binding upon and shall enure to the benefit of the parties hereto and their respective successors and assigns. 22. NOTICE: Any notice required or permitted to be given hereunder or any tender or delivery of documents may be sufficiently given by personal delivery or, if other than the delivery of an original document, by facsimile transmission to the Municipality at the following address: Municipality of Bayham, P.O. Box 160, 9344 Plank Road, STRAFFORDVILLE, On. Nal 1Y0 and to the Owners at: Cleason Hoover and Salinda Hoover, R.R. #4, AYLMER, On. N5H 2R3 Any notice may also be given by prepaid registered mail, and such notice shall be effective three (3) days following the date of mailing, except in the event that there shall be a disruption in postal services at the date of mailing, in which case notice shall be effective by personal delivery or a facsimile transmission as stated above. 23. HEADINGS: Headings contained in this Agreement are for reference purposes only and do not affect the meaning of this Agreement. 24. TIME OF THE ESSENCE: Time is of the essence in this Agreement and every part thereof.. 11 8 The person consenting is my spouse I am not a spouse The property transferred is not ordinarily occupied by me and my spouse, who is not separated from me, as our family residence IN WITNESS WHEREOF the Corporate parties have affixed their Corporate Seals under the hands of their officers duly authorized in that behalf, and the individual parties have set their hands and seals. SIGNED, SEALED AND DELIVERED ) in the presence of ) ) CLEASON HOOVER 77/1tawa-, ) ) ) ti.�G�?.f.GGZJ ) SALINDA HOOVER ) ) ) THE CORPORATION OF THE ) MUNICIPALITY OF BAYHAM ) ) °‘ 17-4(..,,A ) Max Stewart Lynda Millard, CLERK 12 9 SCHEDULE "A" FIRSTLY: in the Township of Bayham, County of Elgin, being Part of the South half of Lot Number 112, North on Talbot Road East in the geographic Township of Bayham described as follows: PREMISING that the southerly limit of Lot 112 is North 55 degrees, 14 minutes, 35 seconds West and relating all bearings thereto. COMMENCING at the South East angle of said Lot Number 112; THENCE westerly along the South limit of said Lot 815.76 feet more or less to the East limit of Richmond Street, Plan 22 now used in lieu of Talbot Road and 819.06 feet from the South West angle of said Lot; THENCE North 23 degrees East 246.18 feet along the East limit of said Richmond Street; THENCE North 15 degrees East 407.22 feet; THENCE North 41 degrees West 168.30 feet; THENCE North 54 degrees West 175.56 feet more or less to intersect the northern limit of a road running across the said Lot; THENCE North 55 degrees 30 minutes East 275.88 feet; THENCE North 67 degrees 30 minutes West 981.42 feet more or less to the West limit of said Lot 112; THENCE North in the West limit of said Lot 2,426.16 feet more or less to the centre of said lot from South to North; THENCE easterly parallel with the South limit of said Lot 1,386 feet more or less to the East limit of said Lot; THENCE South along said East limit 3,300 feet more or less to the place of beginning containing 85 acres more or less; RESERVING THEREOUT and therefrom a Public Road recorded as entry No. 53 for General Quarter Session London District running across said Lot from the East limit thereof westerly until it intersects Richmond Street in the former Village of Richmond, Plan 22. SECONDLY: in the Township of Bayham, County of Elgin being all that Part of the original Road Allowance (Talbot Road) more particularly designated as PARTS ONE (1), TWO (2), THREE (3) AND FIVE (5) on a Reference Plan of Survey deposited in the Land Registry Office for the Registry Division of Elgin(No. 11) as Number 11R-2204. THIRDLY: in the Township of Bayhan3, County of Elgin being composed of Part of Lot 112 North of Talbot Road East and Part of Lot 112 South of Talbot Road and part of the original Talbot Road in the geographic Township of Bayham described as follows: PREMISING that the bearing of the easterly limit of Lot 112 North of Talbot Road is North 0 degrees 08 minutes 35 seconds East and relating all bearings herein thereto; 13 10 COMMENCING at the South east angle of Lot 112,North of Talbot Road; THENCE South 0 degrees 08 minutes 35 seconds West along the southerly production of the easterly limit of said Lot 112 North of Talbot Road and along the easterly limit of Lot 112 South of Talbot Road a distance of 96.43 feet to an iron bar; THENCE North 60 degrees 23 minutes 0 seconds West a distance of 76.69 feet to an iron bar planted at the south west angle of Part 5 on Plan 11R-2204; THENCE North 60 degrees 23 minutes 0 seconds West a distance of 127.35 feet to an iron bar; THENCE North 16 degrees 21 minutes East a distance of 178.04 feet to an iron bar; THENCE North 12 degrees 08 minutes East a distance of 114.03 feet to the southerly bank of the Otter Creek; THENCE easterly and upstream along the southerly bank of Otter Creek to the easterly limit of Lot 112 North of Talbot Road; THENCE southerly along the easterly limit of Lot 112 North of Talbot Road to the point of commencement. Being lands described in 391005.