United Counties of Prescott-Russell (UCPR) council is in support of a developer’s plan for a massive new project near Limoges.
Brigil’s proposed development on land fronting Limoges Road and Calypso Street near the interchange with Highway 417 includes 10, four-storey apartment buildings, 72 stacked townhouses, and buildings of 10, 12, 18, 20, and 24 stories. The housing is to include both rental and owned units as well as a 15-storey hotel. The high-rise buildings will also have four-storey “podium” buildings attached. In total, the development will have 110,000 square feet of commercial area.
Brigil first presented the proposal to The Nation Municipality council in November 2023 and is requesting an amendment to the Zoning By-Law for the 14.5-hectare/35.8-acre property. It is currently zoned as Highway Commercial (CH) and Industrial Restricted, Exception 3 (ML-X3). Brigil is requesting that the zoning be changed to Highway Commercial Zone-Exception 10 (CH-10).
Under the United Counties of Prescott and Russell (UCPR) Official Plan for land use, the site is currently designated a Trade and Industry Policy Area outside the established Limoges urban boundary. As a result, the land is not compliant with the Provincial Policy Statement (PPS) on land use planning to permit residential development, nor does the proposed development conform with the UCPR Official Plan.
However, The Nation council adopted a resolution on February 26, 2024, opposing comments sent from the UCPR Department of Planning and Forestry to The Nation Director of Planning explaining the UCPR could not support the zoning amendment because of its non-compliance with the Official Plan. At the February 28 UCPR council meeting, The Nation Mayor Francis Brière introduced a notice of motion to seek the regional council’s support for the zoning amendment and project at the March 27 meeting.
Brière stipulated the development must be mixed use to be viable.
“I believe Brigil has created a concept that is totally in line with provincial policies,” he said.
Brière said the development will be good for middle class families.
He noted current incentives, either financially or through planning policies from the provincial and federal level make the timing right for the proposed development. Brière said it will not only benefit The Nation but Prescott and Russell, and Eastern Ontario as a whole. He estimated it will bring a 20 to 25 per cent increase in property tax revenue for The Nation.
Brière insisted the zoning change would not be a “blank cheque” as Brigil would still have to satisfy other legal and planning obligations.
Clarence-Rockland Mayor Mario Zanth, who seconded Brière’s motion, acknowledged it is a difficult situation due to the official plan while also being told by the Ontario government to build more homes. He fully supports the project because of the shortage of rental housing.
Champlain Township Mayor Normand Riopel asked about how the cost of infrastructure for the development would be covered. Brière explained how The Nation has development charges in place.
Alfred and Plantagenet Mayor Yves Laviolette indicated his support for the proposed project.
Brière said both Glengarry-Prescott-Russell Member of Parliament Francis Drouin and Member of Provincial Parliament Stéphane Sarrazin have been supportive through discussions he’s had with them.
Zanth, and Hawkesbury Mayor Robert Lefebvre questioned what is stopping The Nation from doing any required studies ahead of time instead of waiting for the zoning to be amended.
Brière said only the zoning change is being considered at this point and Brigil is committed to following the other steps when required.
“I don’t sense there’s a rush to get this through,” Brière said.
Warden Pierre Leroux referred to the Eastern Ontario Wardens’ Caucus “7 in 7” effort to have at least 7,000 new rental housing units built across Eastern Ontario’s counties during the next seven years. He acknowledged the Brigil project will have challenges but said the developer was looking for a sign of good faith.
Director of Planning and Forestry Louis Prévost said the development has become a political decision.
“We have to look with long-term vision,” he remarked.
The discussion ended with council voting unanimously to adopt Brière’s motion.
