This story has been updated with a new map of the property.
The Town of Huntsville is moving closer to transferring municipally owned land to the Muskoka Community Land Trust (MCLT), paving the way for a major affordable housing development that could eventually include up to 150 homes.
A staff report presented to the General Committee’s June 24 meeting provides an update on the proposed transfer of lands at 40 Florence Street West and Abraham Road, confirming that Town staff have finalized a Letter of Intent outlining the terms for the transfer.
“We’ve been working through a significant number of technical matters when it comes to the ownership of all of the parcels. The lands consist currently of six parcels that we need to consolidate into one to make sure that it stays as one piece as part of the letter of intent that we’ve all agreed to,” explained Huntsville Director of Development Services Kirstin Maxwell.
The report notes that a Community Planning Permit bylaw amendment is now in effect, allowing increased density for the project. The amendment permits up to 150 dwelling units, reduces the required number of parking spaces from 165 to 124, and increases the maximum building height from 11 metres to 14 metres.
Before construction can begin, however, several conditions must still be met. These include a formal agreement between the Town and MCLT that will guarantee at least 40 per cent of the units remain affordable housing, confirmation of available water and sewer capacity from the District Municipality of Muskoka, and approval of final stormwater management and servicing plans.
The Town has also obtained an appraisal of the property, which places its value at approximately $1.5 million.
Staff identified an ownership issue involving an adjacent parcel proposed for transfer that is currently owned by the District Municipality of Muskoka rather than the Town. Efforts are underway to resolve the discrepancy before the transfer proceeds.
The report also addresses the future of the communications tower located on the property. A blanket easement will allow the Town to relocate, reconstruct or remove the tower if necessary, while additional easements will ensure District access to a nearby pump station. Staff are also awaiting Bell’s response on whether communications equipment can be co-located elsewhere before determining if the existing tower must remain.
Meanwhile, progress is being made on the development itself. A site alteration and tree-clearing permit has been issued for the first phase of construction, and both building permit fees and Community Planning Permit fees have been waived. Staff estimate the Phase 1 building permit fees alone would have totalled approximately $264,000. As a not-for-profit organization, MCLT is also exempt from paying development charges under provincial legislation.
The development is planned in three phases. Phase 1 would consist of a four-storey building containing 46 residential units. While an application has been submitted, MCLT is continuing to complete the technical studies required to support the Community Planning Permit application. According to the report, the existing communications tower and guy wires are not expected to interfere with the construction of the first building, although an engineering review will confirm that nearby construction will not affect the tower’s structural integrity.
The Letter of Intent also includes provisions protecting the Town’s long-term interests. In addition to preserving access to the communications tower, it gives the Town the option to reacquire the property at no cost, with that right secured on title.
Town staff are now working with the Town solicitor to finalize title issues, easements and restrictive covenants. Once those matters are resolved, ownership of the lands will be transferred to the Muskoka Community Land Trust.
“When we get through all these hurdles, we’re finally going to be where we need to be, and it’s a big thanks to our director,” said Huntsville Councillor Scott Morrison.
You can find the staff report HERE.
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Basic question…..Affordable to what annual income bracket ? 50 to 80 K or 1,000.00 plus ? Are they all rentals or is ownership possible ?….9 Council members and possibly 9 definitions of affordability !