EXPLORE OUR MISSION
Our goal is to create a substantial positive impact on
the community and enhance overall quality of life.
1000 LUCERNE
VILLE MONT ROYAL
Addressing Concerns, Building Consensus, and Advancing
Our Revised Project for City Submission Soon
AN OPPORTUNITY TO RESPONSIBLY REDEVELOP A VACANT SITE
Respectful of the garden city principles, this project will create much needed family dwellings both for empty nester looking to downsize while remaining in TMR as well as for first time home buyers looking to gain entry into this fantastic community. This project will not only beautify the site but will make a significant contribution to the community on many levels.
COLLABORATION, THE PRIMARY OBJECTIVE OF ANY DEVELOPMENT
"Alone, we can do so little, together, we can do so much!"
THE CONTEXT
The demand for family oriented homes far exceeds its supply. It should come at no surprise that we are in the midst of the most significant housing crisis of our time.
As a result, the importance for effective land usage has been recognized across the Montreal Metropolitan Community. The need for inclusive, responsible and sustainable housing development has never been higher. In addition, the need to ensure long-term active community engagement is necessary for sustainable community planning. It is for this reason that the development of vacant sites is paramount to ensuring the longevity of our community and the quality of life for all TMR residents.
THE PROPOSED SOLUTION
In order to ensure the best possible usage of the 82,000 sq. ft. site that 1000 Lucerne represents, specifically with regards to achieving the objective of addressing the needs of the community and the housing crisis, our development will enable the :
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Reposition the property for mult- residential use.
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Use a creative method for the achieving of needed density while greatly mitigating its impact on the neighbouring properties.
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Create housing geared towards providing Townies with viable downsizing options and new entrants to TMR with more affordable pricing.
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Integrate the development into the surrounding with an emphasis on Green Area and provide for a Public Park.
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Respectfully recall the architecture of the existing site and of TMR.
WHAT YOU NEED TO KNOW
- CURRENT SITUATION -
VACANT SITE
The site has been vacant since November 2019. Now attracting a criminal element.
ENVIRONMENTAL IMPACT
Contamination present on site
Green area limited to 9283 sq.ft. or 11% of the site
No storm water or heat island mitigation
COVERAGE OUT OF SCALE
Buildings and parking represent site coverage of 72,757 sq.ft. or 89%
OBSTACLES TO ENTRY
Current pricing for family oriented dwellings in TMR exceeds $1.85 million
COMMUNITY IMPACT
Lack of green integration
Considerable traffic impact
Surface parking a visual detraction
DECLINE IN RECREATIONAL USAGE
No contribution is being made to long term usage of the town facilities or community life
THE BENEFITS OF COLLABORATION
THE BENEFIT OF COLLABORATION
So as to align the project with the needs of the community and be capable of addressing the concerns of those in close proximity to the site, a series of meetings were arrange with our neighbours in an effort to discuss the project openly with them and determine what adjustments to our original proposal were needed to be made in this regard.
DIRECT CONTACT MADE WITH
THE IMMEDIATE NEIGHBORS
The area most impacted by the development of the site was identified as indicated on the map below. In principle, this included homes on Lucerne, Lanark, Kindersley and Waterloo.
The residents within this area, which consists of roughly 60 homes, were invited to 2 information sessions. Individuals from 34 homes participated in these discussions, following which, the conversation then continued over the summer.
The feedback obtained allowed us to address neighbor concerns by reducing building size, particularly above the second floor, to protect privacy and sightlines. We've added setbacks on the third and fourth floors, with only the third floor roof visible from Lucerne and the fourth floor is hidden from sight entirely for all but a few neighbours.
THE NEIGHBOURS VOICED THEIR
CONCERNS AND SAJO LISTENED
THE APPROACH
Our development approach was aimed at integrating the feedback received through a series of adjustments aimed at balancing the addressing of neighbourhood concerns, the principle objecivies of our project, as outlined below, and economic viability.
SITE RENDERING- NOVEMBER 2023
THE PROJECT
Due to its character, its service offerings, recreational options and its location at the centre of the island, the quality of life in the Town of Mount Royal is exceptional. The proposed project with an estimated 47 units reflects our approach to the redevelopment of a vacant site according to a more responsible and efficient scenario - respectful of the garden city principles and aligned with the demands of the current housing crisis. One that would allow for the creation of much needed family dwellings and economically justify a significant contribution to the community and environmental return. In brief, our project will create
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2 storey attached Townhouse units, each with individual entrances, access to common garage and private gardens. Ideal for young families looking for a more economical entry point to this community
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3rd floor flats on one level with large fenestration and private outdoor spaces. Aimed at those looking to downsize from their current homes yet remain in the Town.
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Large 4th floor flats with expansive private terraces
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Common garage with visitor parking, storage facilities
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Recreational spaces
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12,000 sq.ft. public tree park
COMPARISON NOVEMBER 2023
VS 2021 SUBMISSION
WHAT YOU NEED TO KNOW :
Status Quo - existing vacant Beth El building
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Existing Beth El site area: 82,040 sq.ft
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Existing site coverage: 36,000 sq.ft. (43.8%)
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Total hard-scape coverage: 74,900 sq.ft. (91.3%)
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Total green space: 7140 sq.ft. (8.7%)
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Existing length along Lucerne: 250 linear ft. continuous
2021 Submission
1. Total area above grade: 119, 266 sq.ft.
2. Projected number of units: 55
3. Area of 4th floor: 20,000 sq.ft.
4. Park area: 12, 000 sq.ft.
5. Site coverage: 35,000 sq.ft. (42%)
6. Contribution to green space: 40,000 sq.ft.
7. Existing length along Lucerne: 2 x 80 linear ft. (building A & B)
November 2023 Proposal
1. Total area above grade reduced to 106,256 sq.ft.
2. Projected number of units: 47
3. Area of 4th floor: reduced to 13, 600 sq.ft.
4. Park area: 12, 000 sq.ft.
5. Site coverage: 35,000 sq.ft. (42%)
6. Contribution to green space: 40, 000 sq.ft. (49%)
7. Existing length along Lucerne: 2 x 80 linear ft. (building A & B)
TRAFFIC STUDY
Conclusion of the traffic analysis prepared by CIMA PLUS- April 2021 REF: M06287A
The traffic analysis shows that the project has a positive impact on reducing vehicular flows in the area. Indeed, differentials of -84 veh./h in morning rush hour and -105 veh./h in afternoon rush hour are obtained following the following changes in usage:
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No synagogue;
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No daycare;
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Replacing the existing Beth El site with the proposed of 47 family oriented residential dwellings and a park.
The removal of vehicular flows on the road network near the site will have a positive impact on the quality of traffic flow during morning and afternoon peak periods. The maneuvers of the fire truck were also analyzed and the space allocated corresponding to the access corridor between the two buildings is deemed sufficient.
TIMELINE
TMR Administration invited those in the contiguous zone to a consultation event on November 28, 2023 where SAJO presented the proposed project to a group of neighbours. The majority of those supported the proposed redevelopment of the 1000 Lucerne Site.
CONCLUSION
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Neighbours agree that an abandoned site is dangerous.
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Neighbours support a multi-residential project at the 1000 Lucerne site.
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The revised plan has obtained widespread support.
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Neighbours agree that the time has come to move forward with the project without delay.
CONTACT US
Address
1320 Bd Graham
Mont-Royal, QC H3P 3C8
GET IN TOUCH TO FIND OUT MORE
