By Robert Ensor, President, MLA Board, and Anne McCauley, Chair, MLA Political and Land Use Committee
The Muskoka Lakes Association (MLA) needs to make you aware of a very significant threat to the environment and lifestyle of Muskoka. We hope you will pass on this alert to friends, family and neighbors who share our commitment to this beautiful landscape.
The District of Muskoka is considering a policy change that will result in an alarming increase in the number of condos and residential communities on the Muskoka waterfront.
In an attempt to preserve Muskoka’s “grand resort” tradition, the District’s planners are suggesting that commercial resorts should be allowed to redevelop as residential communities. The current proposal is that these “hybrid” resorts could designate up to 50 per cent of their units as conventional homes. The rest would be required to enter a “rental pool” for an undetermined number of weeks per year.
Here’s the problem: Resorts in Muskoka have special dispensation to build at much higher density than residential communities. (The District calls this “enhanced density permissions.”) How “enhanced”? One project currently underway on the former Lakeside Lodge site near Minett is marketing 43 “cottage” units on a 470-foot frontage lot that, if zoned cottage residential, could support only two conventional cottages.
Make no mistake: developers are watching and hoping to do similar projects if this change goes through. We could see new, high-density residential development all over Muskoka, on big lakes and small.
Some advocates are promoting this initiative by saying, “No one wants resorts any more. This is what the market wants to buy.” The MLA knows this. People have always wanted access to Muskoka’s waterfront. Our clean water and unspoiled views are a magnet for visitors from around the world.
Underpinning this interest in “owning a piece of Muskoka” is the forward looking, thoughtful public policy that has so far protected Muskoka for the last 50 years. Muskoka has said, “Environment First.” Seasonal and permanent residents have accepted increasing restrictions on their development rights, to achieve a shared purpose: preservation of Muskoka’s waterfront character. Over the years, minimum lot sizes have risen, setbacks from the water have been increased, back lot development has been discouraged, and shoreline-buffer rules have been tightened. Muskokans accept these restrictions as the only means of preserving Muskoka’s uniqueness in the face of increasing development pressures.
The proposed changes to the District’s Official Plan would irrevocably change the character of Muskoka waterfront. New developments would bring hundreds of new homes to rural Muskoka, marring our green forested shores with mini-cities bristling with waterfront condos and backlot development. This would put immense pressure on Muskoka’s rural character, wildlife and water quality. Think for a moment about the impact on boat traffic created by high density waterfront developments.
If you’re not yet convinced that this proposal is wrong-headed, consider this. These so-called “resorts” will really be residential communities, masquerading as resorts solely to exploit that industry’s special zoning rights. The District’s so-called condition – having at least 50 per cent of the units “to be available to the travelling public” – would be no help at all.
Why? It is unknown how – or even if – the District would regulate this requirement. How would it ensure these units are made available to resort clients in summer? How would it ensure that unit-holders wouldn’t skirt the requirement to rent out their homes by underselling or overcharging? How would municipalities even
monitor this activity? And what penalties could they levy for non-compliance? There are no answers …
Here’s more bad news . The District is actively delegating many of its powers to its six component municipalities (Bracebridge, Gravenhurst, TML, etc.). How would these lower-tier municipalities, especially the three resource-strapped townships, possibly track or enforce residents’ compliance with such complex rules?
The MLA truly laments the decline of Muskoka’s traditional resorts. But that’s no reason to hand over prime Muskoka real estate to developers who want to despoil our pristine waterways for their own gain. We hope the District will come to its senses and continue its long, vital mission to restrict waterfront development – not
open it up to all comers.
The MLA intends to fight this proposed change in Policy all the way. But we need your support.
TIME IS VERY SHORT – this issue will be closed to public input in less than a month.
Sincerely,
On behalf of the MLA Board,
Robert Ensor, President, and Anne McCauley, Chair, MLA Political and Land Use Committee
Read the full MLA statement here.
[See the District’s draft official plan here. The section on resort development begins on page 48. A public meeting on the draft is planned for November 23.]Don’t miss out on Doppler! Sign up for our free newsletter here.
Densification makes complete sense when we are seeking to make efficient and effective use of our Town and City infrastructure. When this same approach is foisted on lakefront properties, we lose any hope of protecting the environment that has been Muskoka’s calling card for over a century.
Nonetheless, irrespective of how some may wish to malign developers as ruthless, greedy, self-serving maggots, their support and understanding is key to a positive resolution of the crisis we are facing. Population growth and higher standards for accommodations and amenities at resorts render the old way unworkable, however nice it may be to harken back to the serenity and joy of yesteryear Muskoka. As a previous owner and operator of several resort properties in Muskoka, I know the challenges associated with making our traditional resorts profitable. In fact, very, very few of them ever approach profitability and thus the need for positive, responsible solutions.
I can’t agree more with MLA’s concern regarding over-cottaging and condo-ing waterfront property! Such densification is not the way ahead IF we value our lakes, streams, forests and natural environment. Huntsville offers a partial solution through the spate of new, fully-equipped and professionally managed hotels where people can stay while they are accessing opportunities to enjoy local lakes and other facets of our dynamic community and its environs. Several of our resorts have managed to refurbish units and replace outmoded cottages on tin-can septic systems with more modern facilities that afford greater comfort, command higher rents and fit with environmental stewardship. As for the possibility of mega-condo/cottage developments displacing our traditional resorts, let’s rally behind the Muskoka Lakes Association to ensure this doesn’t happen. The international appeal of our local environment, the wealth of our burgeoning population and the potential for quick profit from misuse of resort properties represent daunting challenges to responsible planning. Yet, don’t underestimate the resolve of the MLA, local and regional government officials and citizens who care about the future of Muskoka.