The mayor of Coteau-du-Lac, Andrée Brosseau, settled the debate on the redevelopment of the site housing the Koa Camping facilities, located along Route 338. On the occasion of the municipal council meeting on Tuesday 12 November, the elected official used her right of veto to accept that a real estate project with more than 200 doors be established there.
In fact, the agenda included four points relating to Regulation URB-299.4 which concerns the extra width sector of the Soulanges Canal. It includes the land located between Highway 20, the Canal right-of-way and Route 201.
For the uninitiated, the main objective of this regulation is the integration of a specific urban planning program (PPU) which aims to plan in detail the development of the Canal's extra width sectors.
In July 2023, the City of Coteau-du-Lac clarified this to Néomédia by email: “This detailed planning, which is required by the development plan of the MRC of Vaudreuil-Soulanges, will make it possible to align the regional vision and expectations provided for in the regional territory management tool with the local development vision for this part of the territory. Generally speaking, this sector will be reserved for recreational, recreational and tourism purposes linked to the activities of the Canal de Soulanges regional park, protection of natural environments and redevelopment of the site of the former Koa campsite.», Indicates the City of Coteau-du-Lac by email.
A project that divides
Since it became topical, the subject has divided local elected officials. This Tuesday, during the public meeting, three councilors spoke in favor, while the other three said they were against. Mayor Andrée Brosseau therefore had to tip the scales to one side or the other.
The councilor of district 1, Alain Laprade, gave an overview of the file this Tuesday before the elected officials took the vote. It was in 2019 that the first discussions took place, before being stopped until 2024. In recent months, they have been rushed.
“Since the beginning, only two elected officials have participated in all stages of the project, me and Ms. Brosseau. Early in the project, we were told that the project was almost compliant with our regulations and that 5 minor deviations were necessary for this to be the case. Subsequently, after some changes within the planning department, we were informed that 12 minor exemptions would be necessary to bring it into compliance with our regulations. We also failed to include a municipal by-law which greatly benefited the developer. The City had to change its regulations. Then, we learned that we had to transfer a portion of land to the developer in order to have an access road. It was a necessity for the project to see the light of day», he clarified.
Subsequently, he mentioned a refusal of the zoning change by the MRC of Vaudreuil-Soulanges. A conflict of interest, the details of which have never been revealed, also complicated the discussions in the case.
“We held a public consultation last August where dozens of citizens came to express their concerns about the project. Following meetings held in recent months, the developer agreed to rework the project without obtaining any compensation from the City in exchange. He accepted that the area to be developed was less than 27,000 square meters than originally planned. Later, this area could be added, for the most part, to Quatre-Saisons Park located right next door. This evening, the draft PPU to be adopted regularizes the file and makes the project compliant», he continued.
When voting on Regulation URB-299.4, Mr. Laprade admitted that the decision was difficult to make. “On the one hand, social acceptability is not there and on the other, the needs in terms of housing are glaring. We are so engaged in this process and we would find ourselves at risk of prosecution from the developer if the project does not materialize that I will vote in favor. »
For his part, François Décosse, recently representing District 2, clarified that the subject was of great concern to the City's citizens. This is what he noted during his door-to-door campaign. “I personally met with MARE to talk about the issue and I know that the subject is close to the hearts of citizens. I think the developer has gone a long way in modifying the project. So I will vote in favor.»
District 3 representative André Legros also voted in favor. “We really need housing. At the moment there are no mores in Coteau-du-Lac for citizens who want to sell their house and move to an apartment in the area. In addition, the promoter made a good compromise. »
For her part, Councilor Nathalie Lemay of District 4 opposed the resolution. “It’s not an easy decision to make. I agree with Mr. Décosse, the subject concerns citizens. Several people spoke to me about it during my door-to-door campaigning. The development of the City frightens many citizens. Personally, the Quatre-Saisons park area is close to my heart. I will walk there almost every day in spring, fall and winter. I got involved in politics to develop the City in a good way. I don't want to be associated with this project like this. If I trust Soulangeois, located nearby, it was complicated to develop. The promoter used several exemptions. So I have to vote against it. »
His colleague Christine Arseneault leaned the same way. “MARE and the group of citizens who expressed concerns about the development of this site have provided great solutions in this matter. However, they have not been explored or even retained. It's sad, for example, not to have considered Bill 39. Secondly, it is true that we need housing, but this is the case for all the cities in the MRC. I don't believe we should sacrifice one of our green spaces to meet demand. », she explained.
Finally, District 6 councilor Patrick Delforge also shared his point of view with his colleagues. “I would have liked to see more interest in Law 39. We could have collaborated with MARE, which is a specialist on the subject, and at little cost. So I will vote against. »
Fewer apartments than expected
A draft of the changes made by the project promoter was presented during this Tuesday's municipal council meeting. This showed the areas where more vegetation will be preserved, namely that which backs onto the Quatre-Saisons nature park and rue Guy-Lauzon.
During the question period, the mayor clarified that the project that will be built there will include 42 fewer doors than initially out of the 280 that were to be built there.
“Now that the resolution is accepted, it will be sent to the MRC, because it must align with the development plan of the MRC. The latter has a certain deadline to respond.», she emphasized.
At the end of the session, Director General Jacques Legault mentioned to Neomedia that it would be surprising if work took place on the site this fall. Construction is expected to begin in spring 2025.
Also read:
– Camping Koa: Coteau-du-Lac lifts the veil on the redevelopment of the site;
– Camping Koa: citizens worried about the redevelopment of the site;
– Wooded area on the former KOA campsite: citizens want a larger share;
– Camping Koa: MARE and Mères au Front submit briefs
– Redevelopment of the former Koa campsite: a divisive project
