In an effort to create new and affordable housing options in Ste. Agathe, Ritchot’s council put a call out to developers this past October.

At their January 6 meeting, council entertained two delegations. The first was Alan Klippenstein of Schinkel Properties; the second, JeanClaude Gratton of NuVision Design. Each was there to represent their company’s plan for the best use of 1.29 acres of RM-owned land, bordered by Samoiset Avenue to the east and Highway 75 to the west.

The two plans are very different.

Based on council’s original expression of interest, the objective is to sell or lease the parcel to the developer who provides the most promising plan, which should include affordability and multifamily options.

Klippenstein opened with a virtual presentation.

“Clearly, the most profitable thing to do is to build big and to build up,” Klippenstein said. “The government has many funding programs available to developers based on achieving affordable units. Typically, in order to achieve this, developers will build tiny bachelor suites which they can get to market at below-market rents… then all of the rest of the units will be at- or above-market [rent] to offset their losses.”

The alternative Klippenstein proposed was something he called the missing middle. In this case, it would involve the construction of 16 three-bedroom, two-bathroom duplex homes designed specifically with families in mind.

Building in bulk, he said, is one way for a builder to reduce costs.

An identical layout would be created inside each of the 1,400-square-foot homes. The exterior design would blend seamlessly with the rest of the community.

All the units would be rentals and about one-third would be offered at CMHC affordable rates.

If approved, the units would take approximately 15 months to complete.

“The elephant in the room is that we’re asking the RM to give us this land,” Klippenstein said.

Breakeven rent on these units, he said, would be $1,453 and this rate would be applied to 30 percent of the units. For Schinkel Properties, that creates higher than normal risk rates with lower cap numbers.

“All that said, we’re willing to bet $4.7 million that this project will work,” he concluded. “We think that the lower return will be offset by long-term tenants that want to stay here and raise their family.”

Gratton made his pitch to council in person. He introduced himself as a long-term resident of Ste. Agathe and landlord to units both in and out of the community.

 His plan is to build nine accessible seniors residences along Samoiset with a sound barrier wall between the residences and the highway.

“More suitable lots are becoming available [which are] best suited for apartment buildings and row housing,” Gratton said. “These lots [are within] walking distance to the church, arena, post office, pharmacy, healthcare, and convenience stores, [which] makes it ideal for seniors.”

The detached 1,400-square-foot units would contain two primary bedrooms, each with its own three-piece ensuite, and a double attached garage. It would meet all accessibility requirements with no steps, wider corridors, and wheelchair-accessible showers.

Acting as property manager, Gratton’s company would provide all grass-cutting and snow-clearing on these lots.

The on-street parking requirements would be less than that of apartment blocks or housing without garages, he added.

While his housing would be developed with mobility in mind, it wouldn’t be limited to senior citizens. The units could just as easily accommodate two young adults until they decide to buy or build.

“In exchange for donating the parcel to the developer, which presents costs to the RM for upkeep, it will generate property taxes estimated at $27,000 per year plus utility revenues.”

Council will deliberate on these plans in the weeks to come.