By William Crooks

Local Journalism Initiative

In a significant community meeting held Dec. 18 in Ayer’s Cliff, the focus was squarely on a proposed multifamily housing project poised to bring a considerable change to the town’s demographic and infrastructure. The meeting, characterized by a vibrant question-and-answer session, delved into the nuances of the project, touching on aspects ranging from housing density to potential strain on local services. Mayor Simon Roy presided over the meeting, emphasizing that it was only an informational meeting on the proposal and residents’ comments and opinions on the project would be considered at a later meeting Jan. 8. Over 30 people attended; cars filled Ayer’s Cliff’s community hall parking lot and lined the street nearby.

Overview of the meeting

At the heart of the discussion was a proposal to convert a portion of an industrial zone, north of Wulftec International Inc. and west of Tyler Road, into a residential area, potentially accommodating between 200 to 500 new residents in multifamily housing units. The land is currently owned by local Roger Madore. This dramatic increase in population, representing a significant percentage of the town’s current size, raised concerns and prompted a thorough examination.

Key concerns addressed included the impact on local services such as water supply and waste management, the capacity of the fire department to handle higher buildings, and the potential social implications of introducing a large number of new residents. The meeting underscored the need for a collective decision-making process, with the town council highlighting its neutrality and openness to public opinion.

The project, primarily envisioned as rental units with a possibility of condos, brought up questions about the nature of the new community that would form and its integration with the existing town. The council also discussed the importance of maintaining a balance between residential expansion and preserving industrial zones vital for employment opportunities.

In response to concerns about potential construction delays or abandonment, the council discussed implementing safeguards like special taxes for undeveloped lots to encourage timely development. They also highlighted the need for a comprehensive plan for the new zone to ensure a structured and cohesive development.

As the meeting progressed, discussions touched on the technical aspects of zoning changes, including the establishment of a wooded buffer zone to ease the transition between existing residences and the new development. Parking norms and building height limitations were also discussed to maintain a harmony with the existing town structure.

Question period highlights

“The only thing you will be able to [build there] are multi-family buildings,” Ayer’s Cliff Mayor Simon Roy explained, answering a question about what kinds of new construction could be expected if the proposal were to be accepted. Air B&B rentals are allowed, but only if the host lives in the building, which is the same everywhere else in town. There will be a park or “greenspace”, and offices are permitted, but only personal offices that are a part of one’s residence.

Council member Patrick Proulx asked how close the new development would be to the Tomifobia River. There is adequate space, he was told, and the wetlands nearby could not be built upon following provincial regulation.

“I have 30 acres of residential land that is not yet built,” said a resident. She then asked why they would want to build in a non-residential area when there is already space available. She asserted that existing residential land was being devalued and valuable industrial land being taken away.

Roy agreed that, if one wished to keep as much of one’s industrial zone as possible long term, the proposal is “no good”. He suggested space for affordable housing could be more important. The proposed location is ideal for residences because of its proximity to town infrastructure. He reminded the gathering that the council is not “for or against” the proposal, but is merely presenting it to the public to get their input. “If it’s not a good idea, we’ll just scrap it.”

Roy responded to a question about whether or not the proposal would affect any other residential zone in town by clarifying that, for the moment, all other zones would keep their current regulations.

Responding to a question concerning whether it would be one or many developers building on the land, Roy reiterated that the issue now was purely a question of zoning laws. He assured the group that any construction by any developer going forward would have to be cleared by the council at the appropriate time.

One resident asked what, as has happened before, would prevent the lots from sitting empty and remaining undeveloped for years. One way of preventing this, Roy said, is to pass a law that nothing smaller than an eight-apartment building can be built on the lot. Another option is to introduce a special tax on unused lots, so it is not worth it to keep the lot unused. He reassured the group that they are not at the point where “every 10 square meters” of unused land will be taxed extra. He noted the town would receive a large “welcome tax” were the new land to be developed.

Proulx asked if this was the sort of thing the town could have a referendum on and was answered in the affirmative. “We’re not trying to shove this down people’s throat,” said Roy. The public will be consulted every step of the way.