At a time when Quebec, and Vaudreuil-Soulanges is no exception, is experiencing an unprecedented housing crisis, the Municipality of Les Coteaux is putting on ice phase two of a 112-unit construction project scheduled for delivery in the fall of 2024.

The municipality's reason for this about-turn is that the new units could create needs that exceed the capacity of the sewage system in the area. A situation that entrepreneur and contractor Jérémie Farand finds hard to explain, considering that the project had been presented in its entirety and had been accepted by the Municipality.

"From the outset, I presented the project as a whole, i.e. in two phases. Each phase comprises seven blocks of 16 units each. The PIIA (NDLR: Plan d'implantation et d'intégration architectural) was accepted, and the project was accepted as a whole. We've been in communication with the city since the beginning, transmitting documents. The architectural plans have been commented on, modified and approved. We're very far along in the project," confirms to Néomédia the contractor whose project is taking place on Montée du Comté on either side of Rue Adrien-Rouleau in Les Coteaux. 

"We knew the network was at risk, but it was capable of taking the project. Yes, it's borderline for a new project and work will eventually be required, but for the current project, we were okay," continues Mr. Farand.

Asked why the Municipality had given its approval to the project, knowing full well that the sanitary network north of Rue Adrien-Rouleau was at risk, General Manager Pamela Nantel says: "Certain issues were known and communicated to the stakeholders. Studies were also undertaken to refine the municipality's knowledge of the network in this sector. In advance of the project, we communicated that it was "possible to believe that our pumping stations were capable of handling the wastewater from the new residential development in dry weather. In addition, we stated that we believed compensatory work would be necessary to avoid any backflow during periods of heavy rainfall."

"Acceptance of the project as a whole was achieved in architectural and urban planning terms.For its realization, the project was accepted by phasing according to the water management plan studies provided and by issuing construction permits. The southern phase is currently underway, while the northern phase, covered by the provisional control by-law, has been temporarily suspended due to the latest known data as of November 2023," adds Ms. Nantel.

Permit applications blocked

In view of the progress made on Phase 1 and the demand for units, Jérémie Farand decided last November to begin the process of obtaining permits for construction of the second phase.

"Our permit applications were made in November and completed on December 5. I followed up with the City, by e-mail, by phone, but no news until we received the e-mail on February 13 telling us that phase two was blocked," laments Mr. Farand.

A draft by-law on temporary control prohibiting the execution of work likely to create needs exceeding the capacity of the sewer system has also been tabled with the council. The purpose of the bylaw is to protect buildings served by the Sauvé and Réjean-Boisvenu pumping stations from sewer backups, where capacity has been or is about to be reached.

"I would like to reiterate that no construction permit has been issued for the phase of the project north of Adrien-Rouleau, and that the water management plan is still being analyzed by our engineers," adds Ms. Nantel.

"Not one, but several projects are currently on hold. As a result, the Municipality is depriving itself of significant tax revenues and a much-needed housing supply. The decision to adopt this by-law was taken by the elected officials because of the risks of backflow currently served by the pumping stations concerned. As soon as the problems are known and we can identify the corrective measures to be taken, the lifting of this by-law will be a priority," continues the General Manager.

According to Mr. Farand's estimates, his project alone would represent around 15% of total tax revenue for the municipality. 

A project that meets needs

Beyond the inconvenience caused to his business, Jérémie Farand deplores the fact that the reversal of fortune could have a heavy impact on the population, particularly due to the lack of affordable housing, rising interest rates and the rising cost of living.

"Since the beginning of the project, our primary goal has been to move towards affordability as much as possible. The market is extremely difficult right now for us contractors. Rising house prices and rising interest rates are making it harder for customers to qualify. That's why we told ourselves we'd negotiate very hard with our suppliers. A lot of our subcontractors got in on the act with us. We came up with a price list that's $20,000, $25,000, almost $50,000 below market value. We literally give away our condos to make sure we meet the needs of the community. We work hard. We're working hard to be able to provide a very interesting product for our customers and for the city. We're willing to sacrifice a lot to work fast, well and intelligently," emphasizes Mr. Farand. 

For the contractor, it's clear that the Municipality's decision will have an impact on the price of the units, which will inevitably rise. "I had negotiated with my suppliers for 14 blocks, 224 units built in record time. Because I no longer have the same agreement with my suppliers, I no longer have the same prices. I'm going to have to raise my prices. I don't know exactly how much yet."

"We're here to work together, work as a team, to meet a need in terms of affordability. We're in the middle of a housing crisis, and I'm coming up with a new product that's going to increase the city's revenues and meet the community's needs, and I'm getting roadblocks, I'm getting blocked," laments the entrepreneur. 

As of February 28, 70 units had already been sold in phase 1 and 32 had found takers in phase 2. 

"I'm going to have to cancel the sales contracts. These are investors who had bought two blocks for housing. According to our calculations, 25% of the project will be rental. That's still a lot of housing. I'm going to have to cancel some sales contracts, some leases that were coming up for this year," adds Mr. Farand, noting that delivery of the units in the second phase was scheduled for the fall. 

Political conflict?

"I heard that the mayor was talking publicly with certain people. He said he was against the project. I heard him say that he was proud of having blocked us from certain works. So I did a little more research and found out that the mayor lives on the back street. It makes you wonder what his motive is for being against the project. My guess is that he's trying to put his personal gain ahead of the town's," says Jérémie Farand.

A formal notice has been filed with the Municipality in connection with the above allegations. 

“It is a lack of knowledge of the municipal world to believe that the mayor of a municipality of 6,000 inhabitants alone can have so much influence on a decision of this kind. I don't even vote on resolutions during council meetings. I have very little influence when it comes to making such a decision. It's true that I live in the area where the Farand Group is under construction, but I live where the work is in progress and is permitted. Rest assured that we always seek to work with people in our community in the best interest and in a spirit of collaboration and not confrontation. I have often offered my collaboration to the various stakeholders and to different people from the Farand Group,” the mayor of Les Coteaux, Sylvain Brazeau, told Néomédia.

A meeting between stakeholders was held, notably on February 14, but for Jérémie Farand, it would not have been the most conclusive. “In fact, I asked several times to meet with Mr. Brazeau to discuss different issues. I even called his personal cell phone because I couldn't reach him at the office. He always  refused to meet me. The only time I had the chance to address the situation was on February 14 during the meeting. In the end, he only stayed around ten minutes and seemed totally indifferent to our issues.”

An information session on the project

On Tuesday, February 27 at 1:30 p.m., around twenty citizens including Mr. Farand went to the Coteaux Town Hall to attend an information session on the project. “We had a little more information, but the session did not answer all our questions. We don't really know where to go anymore. The City has remained quite vague,” commented the real estate developer following the public meeting.

The draft by-law will be adopted at a future meeting of the municipal council.