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EXPLORE OUR MISSION

 Our goal is to have a meaningful and positive impact on

the community and enhance the 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 nesters 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 also make a significant contribution to the community on many levels.

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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. In fact, it should come as no surprise that we are in the midst of the most significant housing crisis of our time.

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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.​

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THE PROPOSED SOLUTION

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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 :

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  • Reposition the property for multi- residential use.

  • Use a creative method for the achieving of needed density while greatly mitigating its impact on the neighbouring properties.

  • Create housing geared towards providing Townies with viable downsizing options and new entrants to TMR with more affordable pricing.

  • Integrate the development into the surrounding with an emphasis on Green Area and provide for a Public Park.

  • Respectfully recall the architecture of the existing site and of TMR.

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WHAT YOU NEED TO KNOW
- CURRENT SITUATION -

VACANT SITE 

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The site has been vacant since November 2019.  Now attracting a criminal element

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ENVIRONMENTAL IMPACT

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Contamination present on site
Green area limited to 9283 sq.ft. 
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 scape 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

To align the project with the needs of the community and address the concerns of those living in close proximity to the site, a series of meetings were arranged with our neighbours so that they could share their concerns and together we could identify potential adjustments to our original proposal.

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. 

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THE NEIGHBOURS VOICED THEIR
CONCERNS AND SAJO LISTENED

THE APPROACH

Our development approach integrates the feedback received, balancing neighbourhood concerns with the principle objectives of our project and economic viability, as outlined below. 

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SITE RENDERING- NOVEMBER 2023

THE PROJECT

Due to its character, service offerings, recreational options and 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 will create many needed family dwellings and justify a significant economic and environmental contribution to TMR. In brief, our project will create :

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  • 24 2-storey 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

  • 16 one level Flats located on the 3rd floor. Each with large fenestration and private outdoor spaces. Aimed at those looking to downsize from their current homes yet remain in the Town.

  • 7 one level Flats located on the mezzanine level with large fenestration and expansive private terraces

  • Common garage with visitor parking, storage facilities

  • Recreational spaces

  • 12,000 sq.ft. public tree park

WHAT YOU NEED TO KNOW
- CONTRIBUTION TO THE TOWN -

RESIDENTIAL OFFERINGS

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47 family and lifestyle units added to the TMR landscape. Increase to the value of the surrounding homes

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ENVIRONMENTAL IMPACT

​Green area increased to 49% of total site area. Water retention dramatically increased. Heat island and carbon footprint considerably decreased

 HUMAN SCALE

Site coverage reduced to 52%. Built area along Lucerne reduced and interrupted by large courtyard. Cars entirely removed from grade

REDUCED ENTRY LEVEL PRICING

Entry level pricing for family oriented units significantly reduced

COMMUNITY IMPACT

Site usage aligned with the profile of the area. Contribution to the Town's portfolio of public green spaces

RECREATIONAL USAGE

Significant contribution to Town's recreational usage and long term community life with the entrance of new families

VACANT SITE 

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TRAFFIC STUDY

Conclusion of the traffic analysis prepared by CIMA PLUS- April 2021 REF: M06287A 

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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;

  • No daycare;

  • Replacing the existing Beth-El site with 47 family oriented residential dwellings and a public park.

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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.

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*study done comparing a religious institution / school with a future residential site

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TIMELINE
In may of 2023, SAJO invited the neighbours to a series of consultation sessions where the project and their concerns were openly discussed.

TMR Administration invited the neighbours to a consultation event on November 28, 2023 where the revised project was favorably received. 

More recently, TMR council has tabled a resolution to change the usage of the site from institutional to residential.

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CONCLUSION

  • Neighbours agree that an abandoned site is dangerous.

  • Neighbours support a multi-residential project at the 1000 Lucerne site.

  • The revised plan has obtained widespread support.

  • Neighbours agree that the time has come to move forward with the project without delay.

  • TMR has agreed that the land usage must be changed from institutional to residential and supports the project

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CONTACT US

Address

1320 Bd Graham

Mont-Royal, QC H3P 3C8

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GET IN TOUCH TO FIND OUT MORE 

SAJO.COM​

CGOODMAN@SAJO.COM

(514) 385-0960

1000 LUCERNE FIND OUT MORE

© 2023 Created by SAJO 

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