The redevelopment project on the site of the former KOA campground in Coteau-du-Lac continues to make waves among the population, who would like the city to acquire a larger share of the woodland, if not all of it, to ensure its protection.

“How can destroying a woodland to create a residential area be considered the best decision for our children's future? Have you considered buying the wooded part of the land to annex it to the 4-Saisons park and letting the developer exploit the non-wooded part of the campground?” asked a citizen at the last council meeting.

In 2021, Coteau-du-Lac's municipal council approved the construction of a 280-unit residential project on the site of the former KOA campground.

“Currently, the developer is leaving 30.4% of the woodland, wetlands and green spaces to the city. This part of the woodland at the bottom of the project will be annexed to the 4-Saisons trails. When a developer submits a project, our regulations stipulate that the developer must keep 10% of the land in a natural environment. In this case, he's leaving us 30.4%,” says Mayor Andrée Brosseau.

According to the mayor, the land acquired by the developer, whose identity cannot be revealed at this time, is located in a white zone and is zoned residential. “It is permissible to have a residential project there. The services are already there. Our development plan falls under the MRC's development plan, and this land is zoned residential.“

“On the one hand, we want housing and properties, and on the other, we want to preserve the natural environment. It's hard to tell the difference. When this project was presented to us, we thought it was a new project that met housing needs. On the other hand, the percentage of natural environments was significant, and part of it will be preserved and annexed to the 4-Saisons trail,” adds the mayor.

“The developer doesn't have the right to build on wetlands, so what he's giving us isn't a gift; he has no choice but to give it to us. Urban densification means redeveloping urban areas, not encroaching on forests. Let's not forget that this project is the gateway to the rest of the development on Route 338. To what extent are we going to accept the forest along route 338 being razed to the ground?” pointed out former municipal councillor François Vallières, speaking as a citizen after his resignation last June.

What if the City bought the land? “The city asked the developer if he wanted to sell and he said no,” says Andrée Brosseau.

Coteau-du-Lac a natural choice?

Echoing the Town's slogan, Coteau-du-Lac, a natural choice for the family, a citizen questioned the elected officials, asking them why they had agreed to the project, but more importantly, how the loss of the woodland was a natural choice.

“There's nothing natural about this choice. The project was presented and accepted before my mandate. We did a lot of legwork to try and buy the land. Unfortunately, the process was a little too far advanced... How will the 30% turn out? We don't know. You'll have to live it to find out,” said Councillor Isabelle Lemay, adding that she had no choice but to vote in favour, given that the land is in a white zone and the project was well advanced.

Christine Arsenault agrees. “The first time I was presented with the project, it was already approved... With Mr. Vallières, who was very involved in the file, we spoke with a lawyer and the developer is within his rights. We offered to buy back the land, but the developer refused. I voted against so that we could have one last look at our options. In the end, I voted in favor because it would have caused great legal ruin. It would have been extremely costly for the city. I agree that the environment is priceless, but the project came before me. I preferred to protect other places where it was possible for me to do so, and to fight on those fronts.“ 

“It's not a natural choice, quite honestly. We didn't want a legal war. Honestly, at the board table, that's why we had no choice but to vote for it. As for the 30%, I have to admit that the developer is giving us the extra 20% because he has no choice,” said Councillor Patrick Delforge.

As for Alain Laprade, he said he voted in favor of the project because it meets municipal requirements. “The bylaws allow it. The city can't prohibit development on private land. We have made our requests and everything complies with the bylaws,” he emphasized.

Councillor André Legros, for his part, indicated that the need for housing greatly influenced his vote. “In my district, the population is aging and many people want to move out of their homes and into housing, but there isn't any. They're forced to find housing elsewhere. The same goes for young people. They work here and identify with Coteau-du-Lac, but live elsewhere because they have nowhere to live. I understand the environmental issue, but we have to look at that aspect too“.