JOSHUA ALLAN
The 1510 West
The number of residential units in the West Island will be forced to increase dramatically, according to the new regional development plan unveiled by the Communauté métropolitaine de Montréal earlier this month.
And, as expected, the locations that will be targeted to accommodate the greatest degree of housing densification will be the areas immediately around the new REM commuter train stations.
The areas around the REM stations will see the densities jump to 240 units per hectare, while areas around the Exo train line that runs parallel to Highway 20 will be pegged at 140 dwellings per hectare.
, according to the CMM’s Metropolitan Land Use and Development Plan 2026-2046 released June 9. Currently, the West Island has the highest density rates ranging from 40 to 60 units per hectare, with many areas falling below that level.
The 318-page planning document, often referred to by its French acronym PMAD, lays out a set of guidelines for the 82 municipalities on and around the island of Montreal that make up the CMM to follow in an effort to strengthen sustainable development and preservation of natural spaces. To achieve this, the CMM focuses on TOD zones, transit-oriented development areas, whereby dwelling density around public transit stations is increased. These zones consist of a one-kilometre radius around train stations and a 500-metre radius around bus stations.
The 240-dwellings-per-hectare target for the areas around the six West Island REM stations represents a four-fold increase in the housing density, according to the CMM. These stations include the Anse à l’Orme station in Ste. Anne de Bellevue; the Kirkland station; the Fairview–Pointe Claire station; the Des Sources station, also in Pointe Claire; the Pierrefonds-Roxboro station; and the Sunnybrooke station in Dollard des Ormeaux.
Around the West Island’s 10 Exo train stations, the density target is proposed to be set at 140 dwellings per hectare – 3.5 times higher than the current rate in those areas, which is now about 40 dwellings per hectare.
The PMAD outlines that achieving the higher-density target is not a strict obligation to municipalities, nor is it asking that municipalities to tear down existing buildings to rebuild denser developments. Rather, it states that the density targets will only apply to new residential constructions.
In a statement released June 9, Montreal Mayor Valérie Plante explained the goal of the PMAD is to “enable intelligent densification of the metropolitan region to provide homes for as many people as possible, improve active and public transportation and protect natural environments.”
When asked to comment on Monday on the proposed densification targets in light of the opposition in Pointe Claire about a plan to build 25-storey residential buildings next to the Fairview REM station, Mayor Tim Thomas said: “We will do what is required. But there is no need to maximize.”
The CMM plan now awaits approval from the Quebec Ministry of Municipal Affairs, which has until December to complete its review. It is expected provincial officials will recommend some changes. Municipalities will then have to align their development plans, pushing the implementation of the new targets to 2026.