Master Plan and Zoning By-law Revision

Last updated on November 22, 2022

About

Between June and December 2022, the City of Côte Saint-Luc will be gathering feedback from the public on its revision to the municipal Master Plan and Zoning By-law revision documents. 

The City of Côte Saint-Luc wants to capture your values and the essence of what makes Côte Saint-Luc home to you. We want to know how you imagine the future of your city.  

From June to December 2022, we have organized different activities to help inform those who live and work in Côte Saint-Luc and to give them a chance to share their ideas. We are hosting public information sessions, an open house, and a public hearing. There will be a web page to share resources and keep you updated on the process, as well as an online survey to collect your feedback. 

This consultation process kicked off with an Online Public Information Session on June 8, at 7 pm where viewers learned about the process and how to participate.

FAQ

On the public consultations

Will our opinions really be taken into account?
All opinions will be taken into account in the creation of the Master Plan and Zoning By-Law Revision. With approximately 35,000 residents in the City, there are many points of view on a variety of subjects. All opinions will be considered, but not all will be able to be retained in the final drafts.

Is there a referendum after this process?
There is no referendum after this informal consultation process. After the Master Plan and Zoning By-Law Revision documents are drafted, a formal legal process will take place that could potentially conclude with a referendum.

How will you make sure all voices are heard?
The City has hired a public consultation firm to help ensure that we solicit opinions from the public in a variety of ways.

If the City hired the consultants, how can they be neutral?
The purpose of these consultations is to better understand the perspectives of residents and stakeholders to inform the Master Plan and Zoning By-Law Revision. The consultants have no stake in the outcome. They were hired to be neutral, to moderate, and to interpret what residents say.

Are these consultations part of a legal process?
No. The formal legal process will begin once the Master Plan and Zoning By-Law Revision are drafted.

How will I know what happens after the consultations are over?
See the About tab above as well the timeline in this page for news and updates related to the Master Plan and Zoning By-Law revision.

Are you consulting residents of other cities?
Our Information Sessions, Open House, and Public Hearings were/are open to anyone who wants to attend. We will also be communicating with neighbouring municipalities as stakeholders.

What if we were not able to come to the consultations?
All Information Sessions were recorded and are posted in the timeline on this page. The public will also be able to provide input in other ways.

Côte Saint-Luc Vision

Has the City already approved plans for the shopping centres?
No. Proposals for any redevelopment have not even started going through the formal Planning Advisory Committee process.

Has the City seen any proposals from the developers?
Yes. The City has informally seen concepts from developers, which were schematic. No formal plans have been submitted or approved by the City.

What do you mean by ‘dense’ or ‘density’?
Density refers to the number of dwelling units per hectare. Higher density areas have more households living in them. The Schéma d’aménagement de l’Agglomération de Montréal has set target densities for all areas of the island of Montreal. There are many ways to achieve density.

What does ‘mixed-use’ mean?
Mixed use is when a zone allows for more than one use, so that alongside residential buildings, for example, there could be shops, businesses, institutions and/or offices. Mixed use zoning is used to make more complete neighbourhoods.

How is the City proposing to address housing affordability?
One of our main goals with the Master Plan is to introduce a variety of housing types for all stages of life and all incomes. While the City of Montreal 20-20-20 rule does not apply on our territory, we are committed to introducing subsidized and affordable housing in each of the potential shopping mall redevelopments.

How does any redevelopment help seniors?
In our vision, Côte Saint-Luc will become a much more age-friendly place than it has ever been. Mixed use redevelopment would mean that not only would all the proximity services like groceries, pharmacies, clinics, etc. be nearby, the access to those services would be better. Underground parking would mean that they wouldn’t have to get out of their cars in the rain or snow. Any redevelopments would include much more comfortable, walkable streets, with wide sidewalks, awnings to protect from the elements, and lots of street trees and benches. From a housing point of view, there will be much more choice, including more affordable housing which many seniors need. If older adults can no longer drive, they will have other choices to get to where they want to go.

Has the City considered the winter in its vision and for the redevelopments? If you want to demolish the existing indoor malls, what will replace them?
Any new developments would definitely have not only winter in mind, but extreme heat as well. Things like wind will be considered for building orientation and design. We envision that all buildings would have outdoor awnings or similar features that would protect pedestrians from the elements. All the mall redevelopments would also have underground parking, which means that people could go straight to the grocery store and not even get wet or have to scrape their car. Extreme heat is something that we are also dealing with more and more as a result of climate change. As it stands, the hottest parts of our city are the mall sites, with their large asphalt parking lots. The ambient temperature would actually be brought down in these areas with redevelopment, because of the underground parking, increased greenery, and our white or green roof requirement. In terms of indoor spaces to hang out in during weather episodes, we will make sure that such areas still exist, because we understand there is a need.

Won’t new developments generate more traffic?
Not necessarily. Commercial use generates a constant stream of traffic all day long. Residential use generates less traffic as a rule. In addition, with significantly better access to rapid transit, car use (and hence, traffic) may decline.

What sectors are you talking about connecting?
Within Côte Saint-Luc, we hope to connect the CSL Shopping Centre area to Parkhaven over the tracks. We want our residents to also be able to connect to Montreal boroughs through the Cavendish Extension, the Corridor Vert bike and pedestrian path that would link the Bois de Saraguay in Saint-Laurent to Angrignon Park in Lasalle through CSL. We envision a pedestrian link at Clanranald to connect to the Hippodrome site from the North of Hampstead area.

Is CSL becoming anti-car like Montreal?
The City is not against cars. Our goal is to provide residents with a range of mobility options, which currently they do not really have. We would like residents to determine the most appropriate mode for each of their trips.

On the Master Plan and Zoning By-Law Revision

How many Master Plans has CSL made?
The City made Master Plans in 1954, 1964, 1990, 2000, and 2004. The first one from 1954 has been lost, but the others can be found on the cotesaintluc.org/engage website.

What is the current Master Plan in force?
The 2004 Master Plan for the Borough of Côte Saint-Luc-Hampstead-Montreal West.

What role does Montreal have in our Master Plan, if any?
Our Master Plan and Zoning By-Law Revision has to be submitted to Montreal for final approval, to ensure that it conforms to the Schéma d’aménagement de l’Agglomération de Montréal.

What is a master plan?
The Master Plan is the most important official document for a city in terms of planning and development, as it is the basis for all urban planning policies. It sets out the city’s vision for land use planning and development and the means of implementation that it intends to put forward. 

It contains the orientations and priorities that will guide the City’s decision-making for the next 10 to 15 years.

What is a zoning by-law?
The Zoning By-Law controls the use of land on our territory, where buildings and structures can be located and the types of buildings permitted, in addition to lot sizes, setbacks, density, and parking ratios. By provincial law, every municipality must have a master plan and zoning by-law in effect. The Zoning By-Law has to reflect what is in the Master Plan, which is why they must be done together.  

How are Master Plans Prepared?
For the preparation of our Master Plan, we are first engaging in a ‘pre-consultation’ process, to gather feedback from our residents. We will also be looking at best practices. The City will be hiring outside consultant to draft the actual plan and draft the by-laws. This consultant will be working closely with the Urban Planning Department and will use all the information gathered in the pre-consultation phase.

When can we expect to see the Master Plan?
It is our intention to present a draft Master Plan in 2023.

What if I don’t agree with what’s in the final draft of the Master Plan?
As it is the case for all rezoning by-laws, a referendum could potentially be held if the necessary number of signatures are collected by residents of Côte Saint-Luc. It is important to note that if that were the case, the referendum would be citywide. 

Practical Issues

When would construction on any mall sites begin?
If the Master Plan and Zoning By-Law Revision get adopted in 2023, then it would be conceivable for construction to start in late 2024 or early 2025.

How long would construction go on for?
At this stage, it is hard to answer that question. The malls will have to be developed in phases because of existing leases, market demand, and also external variables like the Cavendish Extension. Before anything is demolished or built in the City, permits are required, and we have a Construction by-law that governs many aspects of how and when it can be done. We envision the time horizon for completion of developments to be 10 to 15 years, but that is not to say there would be construction in all the mall developments at once, or for that long. The City will definitely have to coordinate different sites and their impacts.

Feedback

Between June and December 2022, the City of Côte Saint-Luc will be gathering feedback from the public on its revision to the municipal Master Plan and Zoning By-law revision documents.  The City of Côte Saint-Luc wants to capture your values and the essence of what makes Côte Saint-Luc home to you. We want to know how you imagine the future of your city.  

Workshops

Workshops

Workshop 1: Home-Based Businesses and Local Commerce 
Date: Wednesday, November 2, 7pm to 9pm 
Location: 5801 Cavendish, City Hall Council Chamber 

Commercial activity is a fundamental part of any thriving city. With the three large commercial centres undergoing major transformation over the next few years and changes in the world of retail, we need to consider what kinds of commercial activity are relevant, desirable, and accessible for our residents in commercial zones and in homes. 

Workshop 2: Housing 
Date: Wednesday, November 9, 7pm 
Location: 5801 Cavendish, City Hall Council Chamber 

Housing is fundamental. It is also under tremendous strain throughout the world, including in Côte Saint-Luc. Housing costs are high and the existing housing stock does also not always suit people’s needs. With the Master Plan and Zoning By-Law Revision, we have an opportunity to diversify our housing and explore together what the needs are for today and tomorrow.

Workshop 3 – The Westminster Corridor 
Date: Wednesday, November 30, 7pm 
Location: 5801 Cavendish, City Hall Council Chamber  

The Westminster Corridor is one of the main arteries in Côte Saint-Luc and is the western spine of the city. It has a lot of potential, and we would like to work with local residents to establish a clear vision of what it could be in terms of land use and street design.

Workshop 4 – Mobility & Connectivity 
Date: Tuesday, December 6, 7pm 
Location: 5801 Cavendish, City Hall Council Chamber 

Mobility is a key factor in urban design. Everyone has places to go, and they need a means to get there. Each time they make a trip, they decide which mode to use. In Côte Saint-Luc people have had little choice, and so most often have had to resort to their cars, ending up stuck in traffic. With the Master Plan, the City would like to expand the options available to residents and give them a choice, connecting them to the wider Montreal area.  

Registration

Because of the COVID-19 pandemic, in-person public consultation sessions may be replaced by written consultations if the City Council wishes to do so. Any person submitting a comment or question must provide his or her name and address and a telephone number or email address so that he or she can easily be contacted. The project name or resolution number must also be mentioned. 

Consultation period: March 23, 2022, to April 7, 2022 (inclusive) 

By mail 

City Clerk 

Côte Saint-Luc City Hall 

5801 Cavendish Blvd. 

Côte Saint-Luc, Quebec 

H4W 3C3 

Online 

[FORM] 

Please note that the content of your comment could be made public by request. However, your address, email address and phone number is protected by Quebec privacy laws 

Timeline

May 19, 2022


Announcement

May 19, 2022

September 13, 2022 at 7pm

Public Information Session #2 

A virtual information session focused on the redevelopment of the three shopping malls in Côte Saint-Luc

Watch recording

September 13 to October 31, 2022

Online survey

September 18, 2022
from 10am to 4pm

Open House at the Aquatic and Community Centre
5794 Parkhaven Ave.

This open house was an opportunity for residents, developers, city professionals and consultants to discuss and share information, in person, about the Master Plan revision.   

November 2, 2022
7pm to 9pm

Workshop 1: Home-Based Businesses and Local Commerce 

5801 Cavendish, City Hall Council Chamber

November 9, 2022
7pm

Workshop 2: Housing

5801 Cavendish, City Hall Council Chamber

November 30, 2022
7pm

Workshop 3 – The Westminster Corridor 

5801 Cavendish, City Hall Council Chamber

December 6, 2022
7pm

Workshop 4 – Mobility & Connectivity

5801 Cavendish, City Hall Council Chamber 

December 2022


Consultation report