At its November 13 meeting, Huntsville Planning Council gave municipal planning staff a green light to move forward with amendments to Huntsville’s Official Plan to ease off on restrictions surrounding rural lot creation while trying to maintain the character of the rural area.
“We are suggesting that we could do a bit of a hybrid approach,” said Huntsville Director of Planning Kirstin Maxwell. She said alternative development standards could be considered for properties that cannot meet the existing standards in exchange for requirements such as increased setbacks and maintaining vegetation, and demonstrating that there is a need to create lots that do not abide by required lot standards.
Councillor Cory Clarke asked whether policy changes would be considered related to lot creation on year-round private roads. “No,” said Maxwell. “We haven’t included anything along those lines because that is a significant discussion, and with all of the challenges we’ve seen with private roads arising in Lake of Bays as well, we weren’t going to address anything in that manner with this set of policies.”
Maxwell told councillor that preliminary information gathered indicates that there are about 1,000 vacant rural lots in Huntsville that could be developed. “I’m not sure of how many of them could be split because we didn’t get that far through the analysis, but at the same time there is a significant number of vacant lots.”
Councillor Monty Clouthier wanted to know if policy changes open up, for example, the development of a rural subdivision. Maxwell noted it would only apply to residential lot creation on year-round roads.
Huntsville Mayor Nancy Alcock wanted the changes to also consider the ability to create a shared driveway for several lots.
Councillor Jason FitzGerald noted that all those empty rural lots are great but they’re not being developed or sold. Councillor Bob Stone said he’d like to see waterfront back lots far from the water also considered.
“I’m dealing with a resident right now who lives on Brunel Road who has a 65 acres property, over 400 feet of frontage on Brunel Road, with two access points. One is considered a driveway; the other is considered a farm access point that they [the District] won’t let him use to build a second house on his property to house his family. So that’s the type of thing you’re dealing with,” said Deputy Mayor Dan Armour, adding that the driveway in question is probably in better shape than many driveways on Bunel Road.
Alcock said Huntsville can push forward or work in tandem with the District rather than wait for them to change their policies, which are currently being reviewed. “I don’t want us to be bogged down by what they’re doing,” she said.
Clarke said it’s a start. He suggested staff look at previous applications that are not supported by policy but approved by Council and consider amending the policy so that Planning Council isn’t constantly going against staff’s recommendations. “I’d like to see our planning department specifically zone in on those issues that we know are happening on a regular basis that are coming to this council.”
Clouthier said he does not want to see a whole bunch of lots get severed and then sitting dormant and not being used. He said he’d like to see a time restraint put in place for their development and/or the sale of those lots.
Councillor Scott Morrison said he agrees with lots that are a bit smaller, which could be developed with homes and ultimately bring the cost of home ownership down in the market.
The policy in Huntsville’s Official Plan first directs growth to urban areas where water and sewer services are already available, followed by rural settlement areas (such as Port Sydney, Utterson and Novar) and unserviced rural areas last.
The OP requires that a new rural residential lot be 2 hectares in area with 134 meters of road frontage and specifies that, generally, a maximum of three new rural residential lots may be severed from an existing lot of record. It also indicates that with the exception of a minor extension to an existing public road [generally less than 100 metres in length], the construction of a new public road is not permitted, according to the planning report to council.
“Huntsville’s current allocated target is for 60% of permanent residential growth to occur in the urban serviced area. With the numbers proposed for growth through the Phase 1 Growth Study approved by the District earlier this year, Huntsville is anticipated to increase [in] population with an additional 3400 people by 2031. This equates to 1429 new homes, 857 dwelling units within the urban area and 572 units within the communities and rural area,” adds the report.
Planning staff is expected to initiate an official plan amendment, which will review recommendations for easing off restrictions around the creation of rural lots with District of Muskoka planning staff. A public meeting will also take place to review the proposed policy changes, according to Huntsville Manager of Planning Richard Clark.
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It’s been my experience that the town isn’t even aware of all the building going on, unless residents bring this to their attention. They’re “inundated” with requests, applications, and so on, and can’t keep track of what is being developed anyway. Today, it seems easier to go ahead with what you want to do and ask forgiveness later. In addition, what is this planning doing about protected wetlands, waterways, etc? Is this part of the ease off restrictions?
After reading Taa Naylor’s letter, I suggest reading up on what is happening in Wilmot Township near Kitchener and Waterloo. They are trying to exporate 100s of acres of excellent farmland for unknown industrial use. It’s a long story too much to write here. People are refusing to sell and so far holding tight. Could be happenng in a lot of places.!
I am concerned about zoning the rural lots. I am allowed to farm in my zoning. I am concerned that the more we break rural lots into small pieces the less farming, even in the forest will be permitted. We must secure our food system. That means being able to raise livestock beyond chickens for eggs. It means small scale chickens, turkeys, goats, pigs etc.
This cCouncil is DETERMINED to destroy Huntsville. Why have an Official Plan if they constantly approve variances oiutsid of the Official Plan. It just means that has no idea what it is doing. In the official Plan they approved as a primary objective that they would preserve Huntsville Distinct Character but when asked to define this they are silient. This council needs to be replace otherwise we will become just like Barrie.