Specific Project Request PP-022

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The Municipal Council of the City of Dollard-des-Ormeaux is seized of a request to authorize the construction of an apartment building for the immovables located at 3612 and 3614 Saint-Jean Boulevard, on lots 1 459 431 and 1 459 433 (zone C-1c).

FAQ

A “Specific Project“ or “Specific Construction, Alteration or Occupancy Proposals for an Immovable (SCAOPI)“ is a tool provided by the Act Respecting Land Use Planning and Development (CQLR, chapter A-19.1)  that aims to allow for, under certain conditions, a project to be carried out despite the fact that it contravenes various provisions of By-law 82-704 concerning the zoning of Ville de Dollard-des-Ormeaux. However, the project must respect the Planning Programme objectives. Once a SCAOPI is approved, the new zoning is applicable only to the lot where the project is located and not to the entire zone in which the immovable is situated.

This private project proposes 272 dwelling units divided into 122 one-bedroom units, 136 two-bedroom units and 14 three-bedroom units.

A project was submitted to the City of Dollard-des-Ormeaux to redevelop the immovables. A property owner or its representatives are entitled to propose a project on their property even if the project contravenes various provisions of By-law 82-704 concerning the zoning of Ville de Dollard-des-Ormeaux. In such a case, the request is submitted for a review under the provisions of By-law R-2013-085 Concerning Specific Construction, Alteration or Occupancy Proposals for an Immovable.

At the request of the City of Dollard-des-Ormeaux and as a preliminary step to present the project to the adjacent community, the owner’s representatives organized the following information sessions in September 2022 prior to the commencement of the legal procedure:

  • September 19th at the restaurant 3 Soeurs from 4 to 8 p.m. for close neighbours. A total of 145 invitations were distributed;
  • September 21st and 22nd at the Olympia Reception Hall from 4 to 8  p.m. for the neighbours of the larger surrounding area. A total of 1968 invitations were distributed.


More information is provided on the promoter’s website at https://3612stjean.com/en/. City representatives were present at each session as observers. These information sessions were not mandatory as per the Act Respecting Land Use Planning and Development (CQLR, chapter A-19.1) but were provided in addition to the mandatory public consultation meeting.

In conformity with the Act Respecting Land Use Planning and Development (CQLR, chapter A-19.1) a public notice was posted on October 20, 2022, and on-site signs were installed on both streets adjacent to the property to announce the public consultation meeting on the first draft resolution. The public consultation meeting was held on November 8, 2022, by the City of Dollard-des-Ormeaux.

Further to the adoption of the second draft resolution, a public notice will be posted to announce the possibility to make a request for participating in a referendum. Further information will be provided on the public notice.  

Throughout the process, the City is posting public notices on its website under the “Public Notices” section and for those without internet access, public notices are posted on the notice board at City Hall. As of November 2022, the newsletter will include a link to the public notices posted by the City. In order to receive the newsletter, residents must register on the City website at https://ville.ddo.qc.ca/en/registrations/.

The owner’s representative was required to submit a traffic study for review by the Urban Planning and Engineering Department, and presented to the Traffic Committee for recommendation to City Council. This report was prepared by an engineering consulting firm hired by the owner’s representative.

The review of the study is done taking into consideration the project, traffic data, improvements to public transit led by the Société de transport de Montréal (STM) in order to improve mobility in the area in the upcoming years (traffic light synchronization, bus network redesign) and in consideration of the arrival of the REM station.

The traffic impact study for the residential project at 3612-3614 Saint-Jean Boulevard was carried out by a reputable Engineering firm using past and recent traffic counts, traffic models and data from the Trip Generation Handbook. Simulations show that the project will generate:

  • 73 vehicles per hour during morning rush hour (24 vehicles per hour entering the project and 49 vehicles per hour exiting the project);
  • 78 vehicles per hour during afternoon rush hour (46 vehicles per hour entering the project and 32 vehicles per hour exiting the project).


Considering that in the vicinity of the project there are approximately 1,700 vehicles per hour traveling southbound on Saint-Jean during morning rush hour and approximately 2,300 vehicles per hour traveling  northbound on Saint-Jean during the afternoon rush hour, the vehicular traffic generated by the project will have a negligible impact on the existing traffic conditions.

It should also be noted that the origin and destination of trips generated by the project will determine. the distribution of traffic on surrounding streets. For example, motorists approaching from the east of the city may use streets such as Tecumseh and De Salaberry to access the project or possibly Blue Haven and De Salaberry. Due to the many trip options available, the little traffic generated by the project will be diluted over a number of streets.

The arrival of the REM station within a radius of 1.2 km of the project will introduce a different transportation pattern for people living in a denser project. It will encourage other forms of transportation such as public transit, active transport such as cycling, and car sharing. The Specific Project draft resolution includes a condition that a car-sharing service with a minimum of 5 vehicles be planned for the residents of the project and that 5 parking spaces be identified for this purpose.

Furthermore, following a recommendation of its Traffic Committee, the City of Dollard-des-Ormeaux prohibited all vehicular accesses from the project onto Morningside Street.

This project will not be connected to the vehicular access giving onto Devon Street from 3606-3610 Saint-Jean Boulevard (currently occupied be the Royal Bank of Canada and the Au Vieux Duluth restaurant).

Plans and the sun-shade study are available for consultation at the Urban Planning and Engineering Department.

For all other documents, a request for access to information must be made by email to the City. For further information: Access to information request

The following measures are proposed along Morningside:

  • The number of storeys is lower along Morningside Street;
  • Vehicular accesses are prohibited onto Morningside Street;
  • The alignments of the trees located along Morningside Street must be preserved and protected during the construction work. If trees must be replaced, they have to be replaced with trees of equal or greater quantity and quality;
  • Trees and shrubs forming a continuity of vegetation must be planted and maintained along the entire length of the front setback facing Morningside Street.

By-law 82-704 concerning the zoning of Ville de Dollard-des-Ormeaux was adopted in 1982.

The City is currently in the process of redrafting its planning by-laws in order to align the regulations with recent development trends and in conformity with other governmental planning orientations.

In the meantime, the City has been receiving project proposals that were not considered when the by-law was adopted in 1982. As a result, certain variances are requested to adapt to more recent development trends.

For this project, the variances requested to By-law 82-704 concerning the zoning of Ville de Dollard-des-Ormeaux consists of authorizing:

  • A residential use and related norms, as the use is not allowed in zone C-1c (setbacks, site coverage, floor space index, etc.);
  • A 9-storey building of approximately 98 feet in height, whereas a maximum of 8 storeys and 105 feet in height is permitted;
  • Setbacks for a residential use, whereas different setbacks are required for a commercial building in the zone;
  • A number of parking spaces corresponding to an overall ratio, including residents and visitors, of 1,5 parking spaces/unit, whereas the current overall ratio requires 2,15 parking spaces/unit, which does not reflect a more dense residential building located in proximity to a future REM station;
  • The project proposes approximately 276 spaces for bicycles and includes a condition that a car-sharing service with a minimum of 5 vehicles be planned for the residents of the project and that 5 parking spaces be identified for this purpose.

The owner’s representative was required to submit for review by the Urban Planning and Engineering Department, an infrastructure study to determine the capability of the network to receive an increase in capacity. This report is prepared by an engineering consulting firm hired by the owner’s representative.

The Specific Project draft resolution includes a condition that such a study be provided.  

Public notices

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