The proposed redevelopment of the former Camping Koa site is causing concern among dozens of Coteau-du-Lac residents who attended a public consultation session held on August 28 at Pavillon Wilson. During the session, it was revealed that a 280-door housing project could be built there in the near future. 

Among the citizens in attendance was former District 2 Councillor François Vallières, who resigned for environmental reasons. He was accompanied by several representatives of the Mouvement d'action régional en environnement (MARE), a citizens' group very active in Quebec, and in Vaudreuil-Soulanges. 

In fact, the environmental organization submitted a memorandum to the representatives of the City of Coteau-du-Lac, asking them to adapt the organization of land use planning to take account of the climate and biodiversity crises, and to intensify their efforts to protect and restore natural environments.  

Is it possible to preserve mature trees on the site? 

“In an era of increasing climate change, it's crucial to protect the biodiversity of our territory. We see the chair of generations behind you. It's time to make a decision for future generations and protect our forest cover and natural environments, as stated at COP 15. Can you reduce the real estate project or transfer it elsewhere to preserve the mature trees on the site?” began Annick Tremblay, a resident of rue des Merles and MARE representative. 

“Unfortunately, we can't, because we're not the promoters of this project. But as a city, we can control development in the area by means of a PIIA or PPU, to protect the mature trees on the site as much as possible. It should be noted that this real estate project will be analyzed by the CCU, which will make a recommendation, favorable or otherwise, to the municipal council. The latter, in turn, will have to accept or reject the project,” replied Philippe Meunier. 

According to information released by Mayor Andrée Brosseau, the project will require the felling of 700,000 square feet of woodland.  

Preserving 10% of the real estate project as green space 

For her part, the mayor was at pains to reassure. When applying for a permit, the developer will have to provide environmental studies, including a soil characterization study. In addition, as with all projects on municipal land, the developer must commit to preserving 10% of the site as green space. 

In addition, a parcel of land on the site that is home to a wetland will be ceded to the City of Coteau-du-Lac. The latter intends to annex it to the Quatre-Saisons park. “As far as we know, the developer would be prepared to cede us around 30% of the site, an area that would be made up of wetlands, wooded areas and land,” confirmed Ms. Brosseau. 

One of the instigators of the feeder forest near the BMX track in Coteau-du-Lac, close to Parc Quatre-Saisons, wondered whether it would disappear if the real estate project went ahead.  

“For the time being, it will stay there. Especially as its upkeep is your responsibility,” said Mayor Brosseau on the subject.  

Bill 39, a good alternative? 

Former councillor François Vallières spoke during the evening, urging the mayor and municipal council to stand up to the developer and use Bill 39. This law gives Quebec municipalities greater powers to protect natural environments on their territory, without fear of being sued by developers for disguised expropriation. 

“This law is in place for projects like this one. You should take advantage of this project to test it and stand your ground on this issue,” he suggested to the mayor. 

Bold solutions exist, says Mères au Front 

At the same meeting, Linda Robichaud, representative of Mères au Front Vaudreuil-Soulanges, also took the opportunity to express the organization's concerns about this future real estate project. 

The group, which is also signing a brief in favor of preserving the site in its natural state, points out that there are bold solutions for doing so. “It is imperative for municipalities to use new solutions to protect their woodlands and natural environments in this era of major climate change. Why not become an owner of part of this woodland with Nature-Action Québec? Alternatively, you could provide the public with analyses of the flora and fauna in the area and let them decide whether it's worth acquiring or not,” she submitted. 

One of MARE's founders, Mr. Lebeau, sounded the same note, calling on elected officials to adopt an intelligent approach to development. But how? 

 “First, by characterizing the entire municipal territory, so that we know what animal and other species are found there. Then, we need to set achievable objectives, based on the government's target of preserving 30% of forest land. ”

Traffic study underway 

During the public consultation, Mayor Andrée Brosseau also confirmed that a traffic study is underway in the Camping Koa area. The purpose of this study is to determine the impact of adding this 280-door residential project to the area, and consequently at least as many cars. 

 “This analysis will have to be submitted by the developer as part of the permit application. If he doesn't, the permit won't be issued and he won't be able to go ahead with the project. Of course, the project will bring in significant municipal taxes for the city, but the main consideration is that it will meet a major housing need in the city and the region.”

At the end of the session, Ms. Brosseau stated that the comments of citizens present at the consultation will be taken into account, but that the project will follow its course in the coming weeks, particularly within the Vaudreuil-Soulanges MRC. It should therefore be adopted by the end of 2024.  

To be read

Camping Koa: Coteau-du-Lac unveils plans for site redevelopment

Woodland on the former KOA campground: citizens want a larger share

Coteau-du-Lac councillor resigns for environmental reasons