Florence Street Project
The Public Records & Questions Residents Deserve Answered
I believe residents should be able to understand what is being proposed, what has been approved and what has changed along the way.
After my original Florence Street video was published, concerns were raised about some of the information I shared. I reviewed the public records again and found one timeline statement that I needed to correct.
I have corrected it below.
The rest of this page shows where the information came from, what the current public documents say and the questions I still believe residents deserve clear answers to.
If newer information becomes available, I will add it here.
This page is meant to bring together the public documents, planning decisions and current information we relied on when discussing the Florence Street housing project. Where information has changed, we will update it. Where questions remain, we will keep asking them.
Last updated: September 15, 2026
Correction to My Original Video
In my original video, I said the Florence Street increase from 11 metres to 14 metres occurred two days after Huntsville's new Height and Density rules.
That timeline was incorrect.
The Florence Street site-specific height increase was approved in September 2025. Huntsville's broader Height and Density policy changes were approved later.
I believe accountability starts with being willing to correct the record when something is wrong.
What the Public Record Says
Approved Maximum Units
150 units
Town planning documents show the Florence Street application increasing the permitted number of units from 126 to 150.
However, The MCLT's own Florence Street webpage, which is publicly live today, says 179 units.
Maximum Building Height
11 metres → 14 metres
The site-specific planning approval increased the permitted maximum height.
Dan's previous timeline was incorrect. Florence Street's site-specific amendment was approved September 10, 2025, increasing the maximum height from 11 metres to 14 metres. Huntsville's broader Height and Density Policy update was approved later, on June 10, 2026.
Land Value & Town Support
The June 2026 Town report put the municipal land value at approximately $1.5 million. At least 40% of the permitted units are to be secured as affordable housing.
Parking
124 spaces
The September 2025 approval reduced required parking from 165 spaces to 124.
Steep-Slope Setback
The amendment reduced the 15-metre setback to 5 metres along the north lot line and 11 metres along the east lot line.
Municipal Fees
Building Permit and Community Planning Permit fees waived. It also states that Building Permit and Community Planning Permit fees were waived, with Phase 1 Building Permit fees estimated at roughly $264,000.
The Questions I Am Still Asking
What is the current approved development plan for Florence Street?
How many units are currently proposed, 150, 179, or another number?
What is the current Phase 1 design and unit count?
Can residents see the final Tree Preservation and Landscape Plan?
Has a visual-impact, sightline or viewshed analysis been completed?
What will the development look like from Florence Street, Brunel Road, downtown, Hunters Bay and surrounding neighbourhoods?
Where can residents find one current package containing the plans, renderings, technical studies and commitments associated with the project?
Have Questions?
If you have questions about the Florence Street Project or would like more information about anything outlined on this page, please reach out to me at dan@caswellformayor.ca
I will do my best to find the answers, share the relevant public information, and make sure you have what you need to understand the project clearly.
Read the Documents Yourself
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Official notice for Community Planning Permit By-law Amendment CPPA/26/2025/HTE. The notice outlines the requested changes to permitted density, parking, building height and steep-slope setbacks for the Florence Street development.
OPEN DOCUMENTS -
Official Planning Council minutes recording the public meeting and approval of CPPA/26/2025/HTE through Resolution PC109-25. The resolution approved the increase from 126 to 150 permitted units, parking reduction, 14-metre maximum building height and reduced steep-slope setbacks. It also established conditions that must be addressed before a Community Planning Permit is issued.
OPEN DOCUMENTS -
Town staff update concerning the proposed transfer of the Florence Street municipal lands to the Muskoka Community Land Trust. The report provides updated information on planning permissions, affordability requirements, municipal land value, waived fees, Phase 1 and outstanding technical requirements.
Discusses 150-unit permission, 124 parking spaces, 14 m maximum height, minimum 40% affordable requirement, $1.5 million opinion of land value, waived permit fees, approximately $264,000 in estimated Phase 1 building permit fees, and describes Phase 1 at that point as a four-storey, 46-unit building.
OPEN DOCUMENTS -
Item 6.4.1 identifies DEV-2026-54 as the Muskoka Community Land Trust Update and links directly to the report.
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The Land Trust's public project page contains its description of the development, project timeline, development team and its currently published unit and construction information.
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The architect's current Florence Street Phase 1 page includes project renderings and its latest publicly available description of the proposed development. It currently describes Phase 1 as 76 affordable homes within an overall project of up to 150 homes.