A proposed 35-unit housing development in downtown Casselman is raising questions about the place of businesses, parking and traffic in the community’s core.

During a public meeting on Tuesday, Oct. 13, residents voiced concerns to municipal council about a zoning amendment application for properties at 700-704 Principale Street, 660-662 St-Isidore Street and 30-38 Laurier Street.

The project proposes four buildings ranging from two to two-and-a-half storeys, containing 35 residential units and a commercial space on the ground floor of one building. The application seeks to change the zoning from General Commercial to medium-density residential with a special exception.

No decision was made during the meeting. Council will have to review the comments received and determine whether additional studies or information are needed before making a decision.

A project presented as an opportunity for intensification

The developer’s representative, William, explained that the property is currently mostly vacant and that the project would not require the displacement of operating businesses.

According to him, the proposal aligns with provincial and municipal policies encouraging intensification and mixed uses in community cores. The 35 units would include bachelor, one-bedroom and two-bedroom apartments.

A commercial space is also planned on the ground floor of Building D. A self-service laundromat could be established there.

The developer proposes that vehicle access be provided from Laurier Street rather than Principale Street to limit additional traffic on the busy thoroughfare.

The proposed buildings would be shorter than what medium-density residential zoning would permit, as the zoning allows buildings of up to six storeys. The developer also indicated that the buildings would cover approximately 28per cent of the property, compared with the maximum permitted coverage of 40 per cent.

He believes an amendment to the Official Plan is unnecessary because medium- and high-density residential development is already contemplated in the community core.

Commercial space at the centre of concerns

Resident Francine Lacroix questioned the reduction in commercial space. Based on her understanding of the properties’ previous use, the site had accommodated approximately five commercial units, in addition to residential units.

She asked how replacing those spaces with a single commercial unit would comply with Official Plan policies favouring businesses and mixed uses downtown. She also requested clarification about previous proposals and the status of earlier decisions.

Pascal Doucet, with Casselman’s planning services, responded that the application had to be assessed in the context of current conditions.

Since the site is now vacant and a commercial frontage would be retained, he believes the project does not conflict with applicable policies to the extent that an Official Plan amendment would be required.

In a Facebook post following the meeting, Lacroix said her concerns remained unresolved. She appreciated the opportunity to ask questions but felt several important issues had not been addressed.

In her view, a laundromat primarily intended for residents, who, based on her understanding of the project, would not have laundry hookups or appliances in their apartments, would not necessarily serve the same purpose as an independent business attracting a wider clientele.

She fears that allowing limited commercial use within a predominantly residential development could set a precedent and gradually reduce the commercial role of Principale Street.

Lacroix clarified that she does not oppose residential development in general but wants downtown to remain a place where businesses, services and economic activity can thrive. She is asking council to delay a final decision until the reduction in commercial space and the overall justification for the project are clearly explained.

Questions about parking and traffic

Parking was another major concern. The project includes 36 spaces. Doucet said the parking was primarily intended for residents and amounted to approximately one space per residential unit.

Lacroix pointed out that if two spaces were reserved for visitors, 34 spaces would remain for residents. She asked where customers of the laundromat would park.

Doucet explained that an existing provision in the municipal bylaw allows certain commercial uses in that section of Principale Street without requiring additional parking spaces.

However, Lacroix believes the lack of spaces designated for customers raises questions about how the business would operate and whether it could serve people who do not live in the buildings. She argues that the absence of additional traffic and parking studies leaves important questions unanswered.

Resident Guy Mercure also challenged the use of standards from Ottawa to assess the need for traffic studies in Casselman. He raised concerns about congestion and railway crossings.

Doucet explained that Ottawa’s criteria were the closest available reference because Casselman does not have its own guidelines for determining when a traffic study is required. He added that a traffic master plan could allow the municipality to establish criteria suited to its local context.

According to Doucet, a traffic study is generally considered for projects of approximately 50 residential units or more. He also noted that the United Counties of Prescott and Russell had previously studied improvements to the intersection in question. The proposed access from Laurier Street is also intended to limit the project’s impact on Principale Street.

Municipal infrastructure capacity reviewed

Lacroix asked whether the drinking water, sanitary sewer and stormwater systems could accommodate the development.

Doucet responded that a municipal engineering consultant monitors infrastructure capacity. According to a May 2026 report, there was uncommitted residual capacity for approximately 373 residential units. Projects that had already been approved or rezoned were counted as committed capacity.
He also noted that a sewer constraint exists on Montcalm Street, but the proposed development would not connect to that section of the network.

Council to examine concerns

Mayor Geneviève Lajoie said residents’ concerns had been heard. She indicated that council needed to determine whether further studies or supporting information were required and that its decision should be based on data.

She acknowledged that provincial policies encourage intensification in community cores but stressed that council must consider the precedent that could be set by allowing commercial spaces to be replaced with housing.

She emphasized the need to consider housing needs, downtown commercial vitality and concerns from existing neighbourhoods together.

In a Facebook post announcing the meeting, Lajoie had also explained the planning process. The public meeting is a mandatory step under Ontario’s Planning Act and does not mean the project has been approved. After reviewing public comments and staff recommendations, council may approve, refuse or defer the application.

The mayor encouraged residents to submit written comments and questions so they could be added to the public record and shared with council. Anyone wishing to receive formal notice of the decision must submit a request to the municipal clerk.

Councillor Francyn Leblanc also indicated that work on a traffic master plan had begun the previous week. Public sessions could start as early as November, with work potentially continuing into 2027.

No decision has been made

Doucet reiterated that residents could submit written comments before council makes its decision. Once the notice of decision is issued, a 20-day appeal period will apply to individuals and organizations legally entitled to appeal.

Lacroix also reported difficulties finding information about the project online and said the email address displayed on the property’s notice sign had bounced back as invalid.

Residents seeking information or wishing to submit comments can contact Pascal Doucet at pdoucet@casselman.ca, referencing file ZON-3-2026.

A date for council to decide on the zoning amendment application has not yet been announced.