“The only constant in life is change.” – Heraclitus
I would like to address the many comments on Huntsville Doppler and social media about Planning Council, Housing and the Growth of Huntsville.
The unprecedented influx of people to Huntsville began with the Covid Pandemic and continues today. Huntsville is changing and that is inevitable, but there are some things we can do to mitigate the effects.
To paraphrase some comments on social media, people have said:
“Why don’t you just stop approving the large developments that are drastically changing the Huntsville we love.”
“Why allow all the exceptions instead of sticking to the by-laws and the Official Plan.”
“It’s too big for the neighbourhood, don’t allow it.”
“All the units should be affordable.”
“No more fast-food restaurants.”
Let me begin by making a few points:
The development on Forbes Hill (behind Muskoka Heritage Place) that clearcut the top of the hill, the building on Brunel Rd. that sits between the river and the sidewalk and the Condos on Hwy 60 that are built too close to the water all received their planning approval many years ago and would NOT be allowed today. The reason they are being built now is because it is finally profitable to do so.
The Provincial Government dictates the planning rules that we MUST follow through the Provincial Planning Statement (PPS). They have recently been changing those rules to make it easier for developers to build more homes, but not always as we would like. We also have our own planning rules through our Official Plan to encourage development while protecting what we love about Huntsville.
The main reason Huntsville Planning Council exists is to adjudicate planning applications that fall outside of the existing rules. Anyone who owns property can use their property as they wish provided it fits within our bylaws. If it doesn’t fit, then they can ask Council for an exception. We do not have the power to say no more building or no more businesses.
In my opinion there is NOT a housing crisis, there is only a rental housing crisis. If you have a million dollars burning a hole in your pocket, you can buy a home today. Not so for the young people trying to start their lives on their own. The average income has not kept up with the wild raise in the cost of everything from homes to groceries and the gap keeps widening. Many young people today have realised that they may never own their own home like the generations before them. The cost to rent an apartment is often a stretch even if they can find one to rent. If we can increase the supply of rental units, the marketplace will bring that cost down. In order to increase the supply, we need to allow developers to build and if it is not profitable for them, they will not build. So where is the middle ground between big enough to be profitable and not too big as to be a blight on the landscape?
Over the past year our staff have been working on a Height and Density Study that will be completed very soon. This document lays out exactly where it may be appropriate to allow taller buildings (4 – 6 stories) and where development and taller buildings should never be allowed. It also identifies the tops of hills and vistas that must be protected from development to maintain what we love about Huntsville. (We will be asking for the public to provide feedback on this before any approval by Council)
When a developer doesn’t agree with a decision of Planning Council they have the right to go to the Ontario Land Tribunal (OLT) to get a ruling. When this happens, the Town can participate with its own Lawyers and Planners. This is extremely expensive for the Town and in recent years the OLT has almost always sided with the developer whenever housing is concerned. This is one reason that Town staff and Council try to find a compromise on developments to mitigate the impacts before they go to the OLT and probably get everything they want.
As much as we love the ideal of the “1980s Huntsville”, we are inevitably changing. We can’t prevent people from coming and we can’t stop developers from building on their property. We do have the ability to mold that change through good planning practices and protecting those things that we love about this place we call home.
Other items of note;
The Empire lot on the corner of Main St. and Centre St. downtown is privately owned and the Town cannot do anything with it, however, we have been working with the owner and hope they will bring a plan forward soon.
Short Term Rentals (STRs) have taken rental units off the market, but Town Council has implemented a licensing system and has limited the number of STRs allowed to 250.
The District will be hiring approximately 130 more people to work at the new Fairvern and they will all need housing.
Council commissioned a Housing Needs Assessment in 2024 which resulted in a Housing Action Plan with 16 initiatives to increase the supply of rental units (15 have already implemented). We are also about to release pre-approved building permit drawings for accessory dwelling units for the public’s use.
The Town and District have been working with The Muskoka Community Land Trust to bring 176 rental units to the property on Florance St. W.
40 Rental units are under construction at the corner of Taite and Main St W.
The District is increasing the capacity for waste water at the Golden Pheasant Treatment Plant on Hwy 60 and upgrading infrastructure for water and waste water so there is capacity for growth long into the future.
Planning Council Chair Bob Stone, Huntsville
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Thanks, Bob, for helping clarify some of the truths surrounding development.
Residents care about Huntsville and how it’s changing but we can’t cater to those who want a return to the past; it’s just not happening, and that’s a good thing, IMHO. What’s often missing in online discussions, however, is an understanding of how municipal planning decisions are actually made.
As you’ve well laid out, Council doesn’t have unlimited discretion. Applications must comply with provincial legislation, the Planning Act, provincial housing policies, and our own Official Plan and zoning by-laws. Decisions that fall outside that framework can be appealed and overturned. In many cases, “just saying no” isn’t legally defensible.
We see the same misinformed, irrelevant, repetitive comments on local discussion forums over and over again. I think it would be helpful for the Town to provide more public education, as you’ve done here, about how the planning process works, including what authority Council does and does not have, so conversations can be better informed. This letter of yours should be posted repeatedly on every local ‘chat’ site because most of the uninformed comments originate there.
If I have to read another ‘Why do you allow fast food restaurants” comments or “Why don’t you focus on affordable housing” I may be forced to jump off Forbes Hill into the lake! (It should be evident, but it doesn’t seem to be: ‘stop eating fast food and the source will dry up’ and ‘no developer is going to build at a loss’.)
I AM curious as to whether tools such as increased taxation on long-vacant commercial properties have been explored as a way to encourage redevelopment, and what limitations may exist.
Thank you again for contributing to a thoughtful discussion about Huntsville’s future.
Thank you councillor Stone for the clarity that you provided.
There are a broad array of views, opinions and aspirations as to how the planning process ‘should’ work.
It is refreshing and constructive to get an informed view as to how it actually ‘does’ work.
Thanks for the education
Paul Johnson
Marcie, I couldn’t agree more. It will be a fair amount of time before we have the new hospital built and our our healthcare system is overtaxed right now. I think about this all the time, I also think about our roads infrastructure. Try getting down Centre or Brunel during school pick up and drop off. In the summer is just getting busier.
Council has had many discussions about just this type of thing. The problem we are facing is that the province keeps bringing in bills that prioritize speed and volume of units over these concerns that you and I and other members of council have. When we factor all of these things in and say no to a development or try to prioritize our official plan, developers tend to take us to the Ontario Land tribunal. Keep in mind, this is run by the province and they tend to look at provincial priorities.
Not only are we not winning these tribunals, we are spending tax periods dollars to fight these appeals. So we really are in a tough spot. So to balance all of this out, we need to try to prioritize affordable housing and with more units getting built, the market rents do come down. We also need to prioritize healthcare while these units are getting built. We are getting close to our goal of 10 doctors. But, we still have shortfalls, as you have started
And then we have the issue of young people not being able to afford to live in our community, that is something that people talk to me about all the time. It’s a really hard balancing act, and I do agree with everything you’ve said.
Planning Council Chair Stone,
First and foremost, for transparency & accuracy, I commend you and Councillor Morrison for your continued efforts to recruit physicians to our community. That work is essential, and it is precisely why healthcare must be central to any discussion of growth.
Your recent letter raises an important question: How does the current pace of development align with Huntsville’s 2019 Official Plan? When viewed through the lens of healthcare, several contradictions emerge.
– The Official Plan requires adequate services before approving major development, and healthcare is one of those services. When our hospital, healthcare providers, and physician network are already over capacity, approving large developments directly conflicts with this requirement.
– Growth must be phased to match infrastructure capacity. Healthcare, including physicians, emergency services, and ancillary healthcare services, is infrastructure. Rapid population growth without proportional healthcare expansion violates the Plan’s own growth‑management framework.
– Housing supply and healthcare capacity are interconnected. Adding residents while healthcare is strained does not solve a rental crisis. It compounds a service crisis.
– The Official Plan gives the Town both the authority and the responsibility to ensure infrastructure keeps pace with development. Provincial policy sets minimums. Huntsville’s Official Plan sets the standards Huntsville chose for itself.
Huntsville will continue to change, but it is the Town’s responsibility to manage it responsibly. Approving development that outstrips healthcare capacity is not responsible planning; it is reckless.
Very interesting comments … It proves people care and at least on-line, are engaging in the discussion.
I am concerned, like one person mentioned, the vacant ‘eyesore’ land and it not seeing a higher scale of taxation to encourage development.
And talking to friends who have been land lords of small properties where they had bad experiences with a renter not paying … OK, it is rare, but it makes others think 2x about renting a property again and turning to short term as an income solution. Like I said it is rare but word gets out and I feel for the renters who are caught in this. We’ve tried to help find places for some with so little available.
Again, thank you for a great report.
The Empire lot is privately owned, but surely the Town can require them to trim the weeds regularly. This lot has been an eyesore for many years now.
Thanks Bob, this is a well written and timely reminder to the general public. Many of the comments on social media are misleading, ignorant, and even false.
If people don’t want this many fast food restaurants – they just have to stop going to them!
I feel like there was talk about increasing taxes on vacant lands that are located in prime business locations (like the Empire lot). Is that something that the council considered? Did it get rejected? This should be one of the ways that the town can “encourage” developers.
Thank you for your comments Councillor.
You mention upgrading infrastructure for water and wastewater, but what about emergency services? What upgrades are planned for increasing fire services in Huntsville?
As we are all aware, Huntsville is on the brink of outgrowing a volunteer fire service. I noted this in my comments to Council on the zoning by-law change allowing townhomes and further development at Grandview Drive and Highway 60.
Why has no one requested that the Fire Underwriters (FUS) become involved? FUS is costly, and I assume that is one reason. I also assume that FUS will recommend an increase in fire services that is commensurate with planned growth. Again costly.
However, you indicate the reason developments “are being built now is because it is finally profitable to do so.” That being the case, perhaps developers, regardless of when approvals were granted or requested, need to contribute financially to improving services for our town.
Let’s get those “profits” to fund a FUS review. Let’s get planning on improving fire protection services and fire prevention education.
Thanks for the clear comprehensive update. I guess you need to keep reminding us how things are. I do keep wondering what the acceptable profit margin may be for developers of rental housing and their participation in “affordable housing” rental or otherwise.Also, it is disappointing that their plans do not seem to include facilities for Electric car charging and installation of heat pumps or other considerations for energy efficiency in a warming future. The only nod to reduce fossil fuel pollution may be the planned decrease in car parking. (snow often cuts down on actual useable space for parking )Not feeling confident that “affordable rental housing” will be available for needed staffing of businesses and health care.