Housing Project Mount Foster – September 8 2018Paul Geoffrion - Citizens for a Rural West Bolton - Sep 4 2018
The project
According to the details known to date, this project would include the following elements:- Construction of up to 27 houses after the gate on Paramount.
- Extension of the road from the gate on Paramount to Summit.
- New road going East from the fork.
- Extension of the road going West from the fork.
- The territory on the St-Étienne side would be protected.
- About 50% of the summit on the West Bolton side would be devoted to real estate development.
This project, like the one presented by the developer during the public consultation on May 27, 2017, is illegal since the bylaws of the municipality and/or the rules of the MRC Brome-Missisquoi forbid the construction of new roads outside the urban perimeters, subdivision for building purposes in steep slope areas, number of houses greater than 11, and minimum size of lots at higher altitudes.
The map below shows the number of lots in this new phase (16) to which must be added the 11 lots of the first phase which are marked in white. As can be seen almost the entire south side of the summit on the West Bolton side would be transformed into a village.
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The players
There are four players involved in the debate on Mount Foster.
The developer
This player's primary goal is to maximize profits by selling a maximum number of lots. The ecological impact is a very
secondary consideration. The developer only grants protection to certain areas because of the sustained pressure of the
citizens in recent years, and the difficulties to build in the many wetlands in the northern section of the territory on the
West Bolton side and in the steep terrain on St-Étienne side.The opinion of the citizens as to the destruction of the mountain is not a consideration. At the public consultation on 27 May 2017, his 26 house project was strongly rejected by all the citizens present. This new project is almost identical. Why are we running around in circles? The developer feels that he has the support of the municipal administration. On 13 November 2017, the West Bolton Council voted the following resolution in relation to a project of 26 houses:
“…the new council wishes to review this plan… …resolved to continue the study process to identify the procedures and authorizations for the realization of the concept plan as well as the establishment of a timeline as provided for in resolution…”The Citizens
The citizens of West Bolton have, since the launch of construction on Mount Foster, made it known unambiguously to the developer, the municipal Council and the Council of mayors of the MRC their almost unanimous opposition to the destruction of the summit and this, by petition, presentations to the MRC and to the municipal Council of West Bolton and other approaches. The survey carried out by the municipality in 2017 clearly sums up the citizens’ thinking.
This organization does a fantastic job in the protection of natural areas in our region and we owe it all our respect and admiration.
In the debate on Mount Foster, it is unfortunately facing a developer who feels that he does not need to abide by regulations and who thinks that the municipality will consider favourably an illegal project. In this context, the capacity of Corridor Appalachian to protect a maximum of territory is limited. This organization was therefore only able to negotiate with the developer the purchase of the lands that the latter agreed to preserve but nothing in this agreement is final.
The Municipal Council of West Bolton
Faced with this new project, the Municipal Council of West Bolton has two choices:
First Choice
The Council can try, by any means possible, to see to the realization of such a project. If it chooses this route, it will face several obstacles.
- Mayor Jacques Drolet has made a public commitment to the citizens and to the MRC to hold a referendum on this subject (we have the recording of this promise).
- To approve such a project, the Council will have to amend the bylaws and this will also be subject to various referendums.
- The mayor of West Bolton will have to present such a project to the MRC and persuade the Council of Mayors to bypass its regulation on the construction of roads outside the urban perimeters.
All these steps will involve significant investments in resources. Given the well-known opinion of the citizens, the chances of approval of such a project are minimal. and subsequently, citizens could challenge this project in the courts.
Second choice
In a society like ours, all citizens are required to abide by the laws and regulations and this in order to maintain a certain harmony between all parties. This principle also applies to elected officials and developers. As we have suggested on many occasions, the Council should formally inform the developer that any construction project on Mount Foster will have to comply with municipal and MRC regulations. This implies no new roads and a maximum of eleven building lots from the gate on Paramount. Moreover, at a meeting (recorded) on September 8, 2014, meeting which was aimed at
finding a solution to the debate on Mount Foster, Mayor Jacques Drolet and councillors Robert Chartier and Denis Vaillancourt all committed to abide by the following agreements:
- To respect the spirit and the letter of the regulation which prohibits having more than 11 building lots in deadend.
- To not undertake to increase the number of building lots in the Mont Foster project by minor derogation or
- other measures.
- To not attempt to modify the regulations prohibiting the addition of more than 11 building lots in a dead-end.
- To not convert to a road, the path that begins at the end of Summit.
The city Council will therefore have to choose between perpetuating this conflict by favouring the developer to the detriment of the environment and citizens or to respect its commitments and meet the needs of those it has been elected to represent. The council members should also think about the kind of legacy they want to bequeath from their leadership of West Bolton, a legacy of destruction or a legacy of preservation.
A word about St-Étienne. The municipal Council of this municipality would be well advised to consult with its citizens on this project. One can easily guess what their reaction would be to the destruction of a large natural area close by and the opening of a road from Paramount to Summit that would significantly increase traffic in the municipality and ruin the peaceful enjoyment of the citizens.
Conclusion
The citizens of West Bolton and those of St-Étienne do not have to approve this new 27-house project that would settle this conflict in the short term in return for a permanent destruction of a fragile and unique ecosystem.
The Meeting
The meeting where Appalachian Corridor to present the results of its negotiations to date with the developer will be held on Saturday September 8, at 10h00 at the West Bolton town hall.
Have a nice day
Paul Geoffrion
NB: To my great regret, I will not be able to attend this meeting being outside the country.
