Main image: Councillor Jonathan Wiebe presents council with a plan to add 26 tiny homes to the housing market at its March 22 meeting.
Homeownership, particularly for those entering the market, has become next to impossible for many people in the community.
Huntsville Councillor Jonathan Wiebe, who also sits on the Town’s development services committee, has been studying the issue and shared his findings, and a rough plan on how the municipality could get involved, with council at its March 22 meeting.
“There’s a couple of stats here that might shock you,” he told his fellow councillors. He said when he started doing his research the average price of a non-waterfront home was $550,000, and in just a few months that number had risen above $600,000.
“That’s what’s making homeownership and affordability so difficult,” he said. “At the end of the day, I think we all know if you ask anyone what’s the housing situation like, it’s tough. It’s expensive and people are getting bid out by cash buyers and it’s very difficult for people starting out.”
Wiebe harkened back to war-time housing when small houses were constructed on small lots. He showed council a slide of what wartime housing looked like circa 1942. “You will probably recognize some of these homes in some of the smaller and larger cities. During that time, we had a real crisis on our hands. We had soldiers coming back from war… there was a lot of economic instability and many governments all across the nation decided that they would create small lots… and allow people, or go ahead and build, small houses and that was a strategy that worked quite well in order to try and find people housing,” he noted. “We figured out ways to solve the housing crisis that we… were having all over this province, all over this country.”
Wiebe said it is currently very difficult to get from any type of rental housing into stable homeownership and building costs have increased as well, running at about $350 to $400 per square foot, which is more of a reason to consider the construction of small and tiny homes. “That starter home—that fixer-upper that young people, or people starting out, or people making a change, used to be able to rely on—those simply aren’t there.”
Wiebe told his fellow councillors that many municipalities, Huntsville included, are moving away from zoning which requires a minimum square footage of 800 to 850 square feet. That means that anyone wanting to build a tiny home, provided they meet building codes, can do so.
“So they would have to work hand-in-hand with our municipality… but it can be done and those type of strategies of self-build are an excellent way to keep your costs down and I know working in the trades around these parts there are plenty of guys and gals who have the skills and have the energy but maybe lack the opportunity,” he said.
Wiebe showed council various examples of small or tiny homes and suggested such a neighbourhood could be developed with 26 lots on Town-owned lands on Florence Street.
He said the town is well underserved as it pertains to starter homes and the municipality could play a role in relieving that pressure. “I think we would relieve some of the pressure on the rental market. You know, it’s incredibly difficult to find rentals. With all the growth of any housing stock, especially at the more affordable bottom end, we would help also in alleviating some of that rental pressure. Obviously, we’d employ local trades and create local opportunities for self-builds. We would create 26 taxpaying lots, 26 new homeowners, let’s say, which would be great for the overall tax base.”
He told council he’s hoping it might also spark some innovation in the alternative housing market. “I’d like to see some of the builders veer towards some of the smaller products and be able to maximize efficiency. If there’s an appetite and an opportunity for these types of builds, I’d love to see people getting more into that space.”
Councillors thanked Wiebe for his efforts. Deputy Mayor Nancy Alcock said she liked the concept of using town lands and smaller builds to keep costs down. “What you’re proposing is, look we’ve got a parcel and Huntsville’s already on the map for this because we’ve already contributed municipal land for another project. Probably we would do some things differently and that’s all for the most part rental,” she said referring to a proposed development on municipal land at Sabrina Park, which has not moved forward as anticipated.
She told Wiebe and her fellow councillors that homeownership is equally as important and said she’s fully behind the idea.
Councillor Tim Withey, who said he was playing devil’s advocate and hoped he would not be interpreted as being negative, said Muskoka was feeling the effects of “everybody wanting to move here.” He said in speaking to contractor clients of his, they’ve noted that “material costs have gone through the roof. As you know a 2×4 is multiple times more expensive than it was.” He said the housing boom in Muskoka isn’t helping affordability but “there are places in Ontario where there isn’t this boom.”
He questioned how the neighbourhood around the proposed Florence Street development might feel at having a tiny home community in their backyard. “As we often see there’s a lot of nimbyism out there and they might think ‘something next to my house might devalue it down the road’ when this activity backs off a bit.”
Withey said he thought the municipality had surplus lands further away “that might be actually far enough away from close proximity to people that have larger homes that might be concerned about this type of thing.”
He also said contractors might have difficulty finding tradespeople because “similar to what’s happening in McDonald’s and Tim Hortons, they’re bringing up framing crews from Barrie because there just isn’t enough people around to build the houses they’re building now. So there’s another fly in the ointment, if you will, that there isn’t a lot of tradespeople sitting around looking for something to do and they’re coming from far away to build places here because the demand is here right now…”
Withey also said some form of subsidy would likely have to be put in place to persuade builders or contractors to make less of a profit than market forces currently dictate. “The growth that we’re getting, it is unbelievable which you know in a free-market society is driving these prices, and throw on top of that lack of workers and huge material costs. It’s a tough nut…”
Wiebe said some creative thinking would need to take place. “You can make it possible because to say that ‘well, I don’t know, it’d be tough,’ that’s how we got here…”
Councillor Jason FitzGerald said the way the housing crunch needs to be approached is by building community. “This community was founded on people helping each other and building community and we can’t worry about nimbyism and what’s next door. It’s time to put all that aside and say ‘this is what we want to do, we need to make this happen,’ and it’s not about capitalism, it’s about giving people the right to become a successful and integral part of this community. And this is a great, great way to do it. Let’s get some people out of the rental market or hotels because I don’t think anyone realizes the hotels are filled with people who can’t find accommodation.”
Councillor Brian Thompson said the reason many people want to live in this area is because “we are a progressive community and it’s just a great place to live and its because of initiatives by councillors like you that are doing it today but have done it in the past.”
Councillor Dione Schumacher said she liked the idea as well as looking at other forms of alternative housing. “So many people now, and especially a younger generation, want to move to that more minimalist lifestyle,” rather than larger homes, she said.
Council agreed to engage stakeholders and explore the idea further.
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Helen and Nancy, since so many of the neighboring older homes don’t have garages either, there is thankfully no need for this cost-adding stipulation to “fit in”.
One of the wonderful benefits to this in-town location is the possibility of living without a vehicle, if desired, thanks to the proximity of downtown and schools via foot or bike.
This fact might make you giggle, as it did me: the typical footprint of a garage is larger than the footprint of some of these future homes. I giggle because as much as that sounds absurd, my husband and I spent two years living in less than 200sq’ in a beautiful tiny home we custom designed and built, and it met all our needs. We have nothing but happy memories and revelled at the freedom this lifestyle change gave us. We had much more free time (could clean the whole house in 10 min!), and much more disposable income (we had $0 rent because we owned the land, and Dollar$ junk or books or DVDs or home decor items or excess clothing simply aren’t purchased). These freedoms changed the entire financial trajectory of our lives and enabled us to build a large traditional home. You know the funny thing? We weren’t as happy in the 3,000sq’ house and now live smaller again. My example is only relevant to say – yes, this community is a very good idea.
The conceptual drawing shown in the Council Mar. 22 meeting (available to view via the Town’s website and facebook page) features parking for guest vehicles in a lot on the side, promoting a community-centred, pedestrian-centred development rather than our traditional car-centred layout. Given the tiny lot sizes, in practice this might feel similar to walking from a parking lot into a multiplex or highrise, except the walk will be through a landscaped community rather than mere asphalt. I’ve also spent considerable time vacationing in traffic-quieted communities where vehicles are parked in a lot and it is lovely from an esthetic and social perspective, while also healthy practice to build a few extra steps into our daily lives so we can forgo a gym membership, if desired. 😉
But whether you or I personally would wish this lifestyle or not isn’t really the point. 😉 The point is creating additional options for people who DO wish it and currently don’t have any available options within reach, with as few restrictions or requirements as possible, while still protecting this new neighborhood from speculation building etc.
How refreshing to see a community designed for people, and not another development for profit.
Bravo Huntsville!
I agree with Helen Bastedo add a garage and I am in favour of tiny homes or small homes. I also take my hat off to councillor Wiebe for all his work and to bring this forth to council. I for one would be most interested in purchasing a small home. Not to sound too negative but this is the 21st century and time for everyone not just councillors to start thinking outside of the box. Big is not always better.
How about a stipulation that each dwelling must include an attached garage? That way, the look of the “small” homes would be in line with other homes in the area. While adding to the cost of the small home, a garage would be the least expensive option to increase size, would add value to the home for future resale and would help with storage for the homeowner.
This sounds like a great idea in practice.
I really think Tim is correct though unfortunately.
Has anyone built a house and worked with a builder before? These are money hungry capitalists. They don’t care about any of these social issues.
Obviously a generalisation but I’ve worked with many and I just don’t see anyone lining up to build these houses.
Why would you when you can make 10x the money charging some rich person 600/sqft down the road ?
I absolutely applaude the Counsellor. Unfortunately, we live in a town that consistently votes Conservative, is not open to any change, and is stuck in the lumber boom era. Though I would love to see the zoning, building, and planning bylaws changed, I have my doubts that counsel or the provincial government will be supportive.
Heck, we have just witnessed the destruction of virgin forests within town limits for the construction of 2000 McLego homes.
Time to start holding town planners accountable for their lack of foresight, lack of ingenuity, lack of thinking, and lack of logic.
Excellent idea! I agree the term “tiny” might be massaged into “small”, both because “tiny” conjures up visions of something not much bigger than a garden shed, and given the sample illustrations, these homes would be similar to the existing small homes around Huntsville that perhaps were homes for workers at some of the long-gone factories. Perhaps some of these homes could be built under the Habitat for Humanity banner, or at least their philosophy – the home owner participates in the building, volunteers within the community help in the project, and there are manageable mortgages and workshops to help families understand how to manage home-ownership. (repairs, maintenance, finances). A basic hand up, not hand-out philosophy. And any notion that pushes these projects out of town into rural areas is absolute nonsense! Yes, if I have a rural property, I should be able to build a small, safe, functional home. But, to block building such lovely and efficient small homes in-town is absolutely counter-productive. Of course, wherever they’re built, materials and structure and longevity need to meet a high standard.
Congratulation to Councillor Wiebe for a great presentation and kudos to Huntsville councillors for moving forward with this initiative. Tiny homes and communities are springing up all.over the world in progressive communities wanting to find creative solutions to address the need of affordable housing. Housing prices in Muskoka are out of reach for so many people, together we can create opportunities of homeownership for our own citizens who otherwise would never be able to have their own.homes.
I sincerely hope Huntsville will show leadership and move forward with a tiny house community
I love the idea. Would consideration be given to container builds also?
Bravo ! Lets get Tiny and Small homes going. No doubt they will be more efficient than the War time small homes … Our first home was one of the War time Small homes in Sudbury. A great starter but not well insulated. That was when they were still affordable.
I applaud the “out of the box” thinking. Our community must have a diversity of housing options to maintain and attract people to Huntsville. The balance of choices is what will make the town vibrant into the future. The “nimbyism” is small minded as the diversity will be what keeps the next generations here. Best wishes for success with this initiative.
Ron
Removing restrictions on rural residential building lots would help address the housing shortage problem. Hopefully this new tiny home initiative can be expanded over time. Allowing all types of residential building in rural settings regardless of size or location. If you own land you should be able to build anything to address your housing needs. Not everyone can afford 400/sq.ft. I’m afraid. Any kind of modest accommodation should qualify if affordability is your goal.
‘Tiny Homes’ are much smaller than the efficient ‘War Time’ Homes.
I believe you’d be looking at the more liveable ‘War Time’ examples.
I think referring to them as ‘Small Homes’ would be met with less resistance from neighbours and detractors.
My first reno’ property was a war time home, that the neighbours appreciated and a family happily lived there.
Good work Councillors!
Our son and daughter-in-law bought a small wartime home in Etobikoke. The previous owners raised 5 children in it, yet by today’s “standards” it is “too small.” Without adding on, they did some renovations to open up the space on the ground floor and redid the basement as a large playroom for their 2 sons. With the small footprint of the house, they have a huge lot with space to play and garden. They have the best of both worlds. Kudos to Councillor Wiebe for his careful and much needed report.
Councilor Wiebe has introduced to Huntsville a tiny housing inituative whose time has arrived! Great vision! Communities across North America have facilitated tiny home ownership and offered hope for young and old in otherwise unaffordable markets.
Many thanks to the Town Council for opting to engage progressive stakeholders in this forward-looking venture. Community resilience-builders all! Bravo!
I agree, if we don’t do something we will loose many of our young people which is happening right now to more affordable areas such as North Bay as many can now work from home. It is also not healthy economically to have more of the population over 50 than under.
Finally council is looking at other forms of alternative housing. ….its not just the younger generation, but the older downsize group who want to move to that more minimalist lifestyle, rather than larger homes. Please explore the idea further….examples a plenty in other countries. This is progressive thinking and if u add sustainability to the mix eg. solar etc. Now you have an affordable future for more groups of people than you realize you have right here in Muskoka..
Shout out to councillor Wiebe to bring this concept to the forefront
I think that the councilor is on the right tract. There should be more tiny homes in Ontario. The wartime’s houses weren’t much bigger than a tiny house. People being able to own something and be proud of it.
Our homeless Veterans who served our country and others deserved this..
What a well-researched and truly innovative idea to help people realize their dream of becoming home owners! With the level of luxury and innovative, highly functional design that we’ve seen on shows like Tiny House Nation, concerns about NIMBYism can be put to rest. Those looking to live in Tiny Houses come from a variety of backgrounds: single professionals wishing a trendy, minimalist lifestyle, retirees looking to downsize, young singles and couples leaving the rental game, environmentalists who wish to leverage the high efficiency and low carbon footprint of these homes, single parents who can finally give their children stability, middle class families who have been hard hit by Covid. Tiny Homes can function extremely well for all these groups, and given the level of disrepair on many of the homes near the proposed area, and the rapidly increasing demand for Tiny Homes, property values may increase. Dissimilar to a multi-plex, geared-to-income rental unit that causes NIMBYism, I think local residents will welcome the opportunity to stroll through this traffic-quieted community. Thank you Huntsville Town Council for agreeing to move forward with this project! Thanks also for posting the March 22 meeting (the proposal begins 70 minutes in) on the Town of Huntsville website. I am so proud to call Huntsville home, and to have Councillors that are representing the interests of working locals and not just the upper class. Bravo!