The Municipal Council of the City of Dollard-des-Ormeaux is seized of a request to authorize the construction of 2 apartment buildings for the immovable located at 35-37, Brunswick Boulevard, lot 2 262 952 (zone R-3r).
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 is a private project to replace a residential building of 149 dwelling units that was demolished following a fire that took place in the summer of 2021.The project proposes a new residential building of 250 units dwellings divided into 119 one-bedroom units and 131 two-bedroom units.
The City of Dollard-des-Ormeaux does not have a municipal by-law concerning affordable, social and family housing.
A project was submitted to the City of Dollard-des-Ormeaux after the building was demolish due to a fire. 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.
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 an on-site sign was installed 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 in 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, and 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 (bus network redesign), and in consideration of the arrival of the future REM station.
The traffic impact study for the residential project at 35-37 Brunswick Boulevard was carried out by a reputable Engineering firm using recent traffic counts, traffic models and data from the Trip Generation Handbook. Simulations show that the project will generate:
- 80 vehicles per hour during morning rush hour (20 vehicles per hour entering the project and 60 vehicles per hour exiting the project);
- 97 vehicles per hour during afternoon rush hour (60 vehicles per hour entering the project and 37 vehicles per hour exiting the project).
The impact of this additional traffic is deemed insignificant. For example, the project will have little impact on the intersection of des Sources Boulevard and Brunswick Boulevard which manages approximately 4 000 vehicles per hour and 5 200 vehicles per hour during the morning and afternoon rush hour period, respectively. It is important to note that the traffic study does not take into consideration the traffic generated by the previous building. Considering that there will only be a difference of 101 units, the impact of this project is far less than the report considers.
The arrival of a REM station within a radius of 1km of this project will introduce a different transportation pattern for people living in this 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 2 vehicles be planned for the residents of the project and that 2 parking spaces be identified for this purpose.
By-law 82-704 concerning the zoning of Ville de Dollard-des-Ormeaux limits the number of storeys to a maximum of 3. A variance is requested as the project proposes a building height of 6 floors fronting Brunswick Boulevard. The project proposes 3 storeys at the rear giving onto the surrounding single-family housing, which respects the height of the building prior to the fire.
The owner’s representative was required to submit a sun-shade study for review by the Urban Planning and Engineering Department, and presented to the Planning Advisory Committee for recommendation to City Council. This report was prepared by an architectural consulting firm hired by the owner’s representative.
Furthermore, plans were provided illustrating the difference in level between the proposed building and the adjacent buildings in order to have a better understanding of the insertion of the proposed building into the existing environment.
The project includes 362 parking spaces corresponding to an overall ratio, including residents and visitors, of 1.45 parking spaces/units, whereas the current overall ratio calls for 2.15 parking spaces/unit. This is less than the ratio required under By-law 82-704 concerning the zoning of Ville de Dollard-des-Ormeaux, however, it is nearly 50% more parking spaces than the number of spaces that were provided prior to the fire. The previous building had an overall ratio of 0.91 parking space/unit.
The project includes 125 spaces for bicycles and includes a condition that a car-sharing service with a minimum of 2 vehicles be planned for the residents, and that parking spaces be identified for this purpose.
January 19, 2023
October 20, 2022
November 23, 2022