Côte Saint-Luc City Council held a public consultation on September 11 to discuss a proposed amendment to add new provisions to the Construction By-Law no. 2953 regarding  solid fuel burning,
renovictions, and noise from mechanical equipment.

The purposes of this amendment are:

• To diminish our city’s impact on the air quality by reducing the number of people who burn solid
fuels to heat their homes, and to transition towards more modern and efficient heating equipment by
regulating their installation and replacement.
• To ensure tenants are protected from renovictions, namely by requiring that landlords provide a
written proof that tenants affected by construction or repair work have agreed to temporarily
relocate or vacate their dwelling.
• To reduce nuisances related to noise generated by mechanical equipment installed outside of a
building, such as power generators, pool equipment, heating, ventilation, and cooling units, etc.
• To clarify the wording of the original by-law and correct any inconsistencies that were
identified since its adoption.
Provisions

Regarding solid fuel burning:

• The by-law sets a limit of 2.5g/hr for all new and replaced residential solid fuel-burning
equipment.
• Under the new by-law, it will also be prohibited to use a non-certified system after 2025, except
for an EPA or CSA certified pellet device that is installed before this by-law comes into effect.
• The burning of any fuel other than those for which a device is certified will also be forbidden,
as well as the burning of noxious fuels such as treated or painted wood, plastics, Styrofoam, etc.
• The use of any solid-fuel-burning devices during a smog warning issued by Environment Canada
affecting any part of the Montreal Region will be forbidden, except in the event of a power outage
lasting over three hours.

Regarding renovictions:

• Under this by-law, landlords who are carrying out work that requires evacuation of a dwelling
must provide written documentation demonstrating that affected tenants have agreed to either
temporarily relocate or voluntarily vacate their dwellings during the renovation work.
• Tenants who have agreed to temporarily relocate must have been presented with a clear expected
timeline for their return. The contact information of each affected tenant must also be provided.

I have a number of apartment buildings in my district.

Regarding noise from mechanical equipment installed outside of a building:

• Generators must not produce noise levels that exceed the following: 65 dBA outside, measured within a 25 ft. radius of the noise source; 45 dBA inside a residential building or a healthcare facility; 48 dBA inside an office building

 Other mechanical equipment installed outside or on the roof of a building, including heat pumps,
pool pumps, air conditioning or ventilation units, must not produce noise levels that exceed the
following:  60 dBA outside, measured within a 25 ft. radius of the noise source; 45 dBA inside a residential building or a healthcare facility; or 48 dBA inside an office building.

It should be noted that these noise limits are for the daytime (7 am to 11 pm) and that the by-law
also includes noise limits for the nighttime.

I am certainly glad to see us doing something about noisy generators. Two in particular in my district have caused serious problems for people living next door to buildings where the noise pollution is emanating from.

For the present by-law to come into effect, its adoption and approval process must follow the
different steps prescribed by provincial laws, which means it will be a few more months since this is regulated.

When the  6700 Avenue residential apartment building was constructed as part of the redevelopment of the  Quartier Cavendish area, the original zoning allowed for commercial space to be rented on the ground floor.

The Mayor and City Council have dreamed from the start for The Avenue to become Côte Saint-Luc’s version of Monkland Avenue in NDG. Regrettably, on the Quartier Cavendish side, both Yeh Yogurt and a café were unable to make a go of it.

Ownership of 6700 Avenue changed hands in the last two years. The new company in charge did an extraordinary job beautifying the entire property and they made it clear to me that their preference is to convert the ground floor to strictly residential. I for one support them with this request, but with a major redevelopment of Quartier Cavendish on the horizon the Mayor and Council want to keep the dream of a Monkland Avenue alive.

In order to assist the new owners, Council has started the process to allow them to widen their search for commercial tenants. On Wednesday June 24 we launched  a 15 day write-in consultation period.  ¨Property owners living in the immediate area (The Avenue, Park Place and Jubilee and part of Cavendish) of the building can send in their comments to [email protected].

Last week I held a virtual information meeting about the proposal. Our Urban Planning Coordinator Melanie Rothpan and Sylvain Gariepy, a consultant on the project, were available to explain the changes and respond to questions.

The following uses are prohibited: childcare services in a nursery, day-care facility or a kindergarten as well as   pet shops and  veterinary clinics. What would be allowed? Offices of professionals, medical clinics, fabric stores, coffee shops, convenience stores and pharmacies. The latter is not necessary when we already have one of the best pharmacies in the city thanks to David Banon and Sarah Ettedgui at Pharmaprix.  Harvey and Michael Wolfe, co-owners of Quartier Cavendish as well as André Doudak representing 6700 Avenue were part of the virtual meeting.

Harvey Wolfe expressed concern about the wider allowable use being proposed for the building. He noted that the Quartier Cavendish, despite the fact it was downsized, continues to carry a high vacancy rate and he is not pleased with 6700 Avenue being able to expand its use of the ground floor. Both he and Doudak concurred that the residential option is preferable.

Mayor Mitchell Brownstein joined the meeting. He told Wolfe that the Quartier Cavendish will indeed have the ear of Council when it proposes a large-scale mixed use redevelopment with residential and commercial space. That process is expected to begin within the next eight months and also involve Decarie Square and the Côte St. Luc Shopping Centre. Wolfe reminded everyone that Quartier Cavendish originally held the option to lease space at 6700 Avenue.

Wolfe  gave a fascinating history of how the original Cavendish Mall came to be in 1973 and the challenges it has faced the past five decades.

A final vote will take place on August 9.

Here is a CBC Story about our plan to allow tempos in CSL. For the record I am very much in favor of this proposal.

Bylaw would make it one of few suburban Montreal cities to allow temporary car shelters

 

Arnold Cohen says a tempo on his driveway would be an improvement to his quality of life because he wouldn't have to shovel out his family cars after big storms. (Elias Abboud/CBC Montreal)

 

When you look inside Arnold Cohen's garage, you can see bikes, boxes and hockey equipment.

But there's no car.

"It's the classic, where the nice cars are in the driveway and the junk is in the garage," said Cohen.

Even if the garage were empty, Cohen says there would not be enough room for either of his family's cars.

That's why Cohen says he'd erect a temporary car shelter, known by its popular moniker "tempo," if a draft bylaw making its way through Côte Saint-Luc city council passes.

Bylaw 2217 would allow residents of Côte Saint-Luc to install a tempo on their driveway for the winter months.

Cohen pays for a snow-removal contractor to clear his double-wide driveway after storms. He says the contractor arrives in the morning before he leaves for work, but only manages to clean the snow from behind the cars parked in his driveway.

That leaves more work for the 53-year-old lawyer.

"You have to dig the cars out in between to be able to get into the cars, and then shovel out the cars," said Cohen.

"You have to clean off the snow, clean off the ice. It's a real pain."

 

Almost every house in Côte Saint-Luc has a garage. However, most are barely wide enough to accommodate a regular-sized car. (Elias Abboud/CBC Montreal)

Narrow garages

Almost every detached home in the suburban Montreal community has a garage, and the tempos were deemed unnecessary as a result. But the garages are small, barely wide enough to fit a modern car. Many families also have more than one vehicle.

The city has given exemptions to about 120 homeowners who do not have a garage or permanent car shelter on their property. They were the lucky few allowed to erect a tempo.

The city's mayor, Mitchell Brownstein, says Côte Saint-Luc has changed over the years, to the point where more people are demanding to be allowed to erect a tempo.

 

Côte Saint-Luc Mayor Mitchell Brownstein says he'll withdraw the draft bylaw and rework it if there is too much opposition.(Elias Abboud/CBC Montreal)

He said more families have two or three cars, and allowing them to park under a sheltered driveway would get vehicles off the streets and help with the city's snow-removal operation.

Brownstein said the city also has a large senior population, about one-third of Côte Saint-Luc, that needs to be considered.

"They have a hard time cleaning their car in the winter, and there's the danger of falling on the ice," said Brownstein.

Opposition to the tempo

Not everyone shares Arnold Cohen's enthusiasm for the tempo. At a recent public consultation on the shelters, a number of residents spoke out against allowing them.

"I do not want tempos because I really think they're an eyesore," said Morrie Baker.

He worries that the shelters would provide an opportunity for burglars to enter cars and homes without being seen. He also questioned whether allowing the long, white carports for four or five months a year would bring down property values.

"We do know there are some people in our city that find them ugly," said Brownstein.

"Most of those people still don't want to oppose the bylaw because they understand the need."

Despite their unsightliness, many people in Côte Saint-Luc are willing to accept the tempo.

"They're practical, but very ugly," said Pinedale Ave. resident Elaine Silberman.

"Aesthetically, it's going to make a difference here. But if somebody wanted it, it would be okay with me."

Residents opposed to tempos can sign registers at city hall, triggering a referendum on the draft bylaw. Brownstein said if there is a lot of opposition, he would withdraw the bylaw and rework it to reflect concerns of the population.

If the bylaw passes, Côte Saint-Luc residents could be setting up their tempos before the snow flies.

I am very proud that my colleagues and I on  Côte Saint-Luc city council have adopted a by-law to expand our  smoking ban to certain outdoor areas.  District 4 Councillor Steven Erdelyi (pictured) sponsored this piece of legislation, which passed unanimously.The new by-law will ban smoking within 20 meters of children's outdoor playgrounds and near municipal sports fields.   We will also ban smoking in our public parks during special events like Canada Day. For those who break the law, a fine of $50 will be issued for the first offence and $100 if you do so again.

A lot of people will tell you that this by-law will not be easy to enforce. However,  I like the fact that a citizen can now approach a person who is blowing smoke at Pierre Elliott Trudeau Park with young children close by and tell him or her to butt out.

Our city took a leadership role many years ago when the late Eric Helfield sponsored the first anti-smoking by-law. I was a reporter for The Suburban Newspaper  at that time, covering City Hall.

I do not smoke and I have a low tolerance for those who do so around me. I know it is an addiction, but  I do hope that actions like this might prompt some more people to kick the habit.

Here is the official city press release:

The City of Côte Saint-Luc adopted a by-law on February 13 to update prohibitions on smoking in public places, continuing the city’s long-time leadership on this health and safety issue. 

By-law 2374 entitled By-law to Regulate Smoking in the City of Côte Saint-Luc replaces by-law 2202. Côte Saint-Luc first adopted a by-law prohibiting smoking in April 1985, with updates in June 1997 and March 1999. The Quebec government enacted the Tobacco Act in June 1998, which set out a series of measures aimed at restricting tobacco access, promotion, and use. 

“Côte Saint-Luc has always been a leader among municipalities in the area of health and safety,” Mayor Anthony Housefather said. “We decided to broaden the provisions of our existing by-law to add additional locations where smoking was prohibited and this is consistent with actions beginning to be taken by municipalities outside of Quebec.”

The new Côte Saint-Luc by-law adds additional prohibitions against smoking (1) within 20 meters of any playground, splash pool, or sports activity, (2) in all municipal parks during a special event, and (3) at all municipal outdoor pools. A copy of the by-law is available at CoteSaintLuc.org. 

“Basically, what this new by-law does is take the rules against smoking one step further,” Councillor Steven Erdelyi said. “Smoking in a public place, even outdoors, is a nuisance for all those close to the smoker. Our new by-law recognizes this and makes it possible for people to better enjoy the outdoors, whether at a child’s soccer game or at large public events like a winter carnival activity.” 

The fine for contravening the by-law starts at $50 for a first offence. 

As the official liaison city council to the Côte Saint-Luc Cat Committee (CSLCC), I have had the opportunity in the past year to work and communicate with animal rights activists from across the province. This includes the Society for the Prevention of Cruelty to Animals (SPCA) and the Companion Animal Adoption Centres of Quebec (caacQ).

On October 28 I represented Côte Saint-Luc at a one day conference at the Novotel Dorval presented by the CaacQ  and attended by some 100 people from more than 60 municipalities in the province. The focus was on improving the state of animal welfare in our communities and very much in line with the CaacQ’s mission of reducing the number of companion pets killed in the province of Québec.

Here is the CTV Montreal report:

A year and a half ago, when cat lovers began lobbying Côte Saint-Luc to adopt a Trap, Neuter and Release (TNR) program, I decided to step forward.  I did so with the support of the mayor and council and after the first public meeting I called attracted an overwhelming crowd and significant media attention, I knew we were on to something.

City council agreed to provide some financial support for the program and the CSLCC was born.   While TNR, which humanely traps, sterilizes and then releases feral cats back into their original territory, has been the main focus of the CSLCC, efforts have also been made to educate the public about the importance of this exercise. In the coming months we hope to   arrange visits to local schools, set up information booths within the community and continue, via  our Facebook page and a new hotline (514-485-6800 ext. CATS), to provide the tools  for people to report feral cats in their neighbourhood.

We have a small group of volunteers, including expert Shelley Schecter who had lobbied us for so long to get on board. Both the  SPCA and the Côte Saint-Luc Hospital for Animals have been solid partners. We have trapped close to 40 cats.  A female cat can reproduce four times a year, beginning from six months old, and can give birth to from one to eight kittens each time. By sterilizing the cats, their numbers are brought down through attrition. 

The CaacQ Conference

At the CaacQ conference it was encouraging to see 10 representatives from the City of Montreal in attendance. The borough of Verdun, which has taken a leadership role on the island for its aggressive TNR program. It is one I can proudly say Côte Saint-Luc has tried to emulate in our CSLCC’s first year in operation.

Greg McBain was there from the City of Westmount. As the assistant director of Public Security, he is aware of issues that come about related to companion pets. I am anxious to see other members of the Association of Suburban Municipalities move into the TNR business. Westmount Mayor Peter Trent heads that body and I am confident Greg will give him a good report. Carl Mainville, head of Public Works in Dorval, sat next to me and took studious notes.

I take my hat off to Johanne Tassé and her team from the CaacQ for taking such an important leadership role in this area. This was a marvelous conference, with a number of outstanding guest speakers. Last spring Johanne had invited me to a much smaller gathering  at St. Laurent Borough Hall to meet Bill Bruce, the director of Animal Services for the City of Calgary. Thanks to Bill, Calgary is on the cutting edge when it comes to animal welfare and on this day we not only had the occasion to hear three presentations from him, but he was also available in between talks to chat with us personally.  Jane Hoffman, the founder of the Mayor’s Alliance for New York City’s Animals, was another keynote speaker and shared with us some inspiring words.

The Quebec government takes notice

Perhaps most encouraging was the partial sponsorship of the Quebec Ministries of Agriculture, Fisheries and Food Products  (Ministère de l'Agriculture, des Pêcheries et de l'Alimentation) and of Municipal Affairs, Regions and Territories (Ministère des Affairs municipals, des Régions et de l’Occupation du territoire). Guy Auclair (pictured with me below), a representative of Quebec Minister of Agriculture, Fisheries and Food Products Pierre Corbeil told me that the present-day government is very much committed to adhering to the laws governing animal welfare. Last summer his Ministry accepted submissions from the public in regard to proposed animal welfare regulations. 

The creation of regulations, which establish standards for the keeping of dogs and cats under The Animal Health Protection Act Division IV.1., (R.S.Q. P-42),  is an opportunity for the province   to become a leader in animal welfare in Canada.  One of the many recommendations that came their way was to enforce a requirement for mandatory the spaying or neutering for animals adopted from shelters, pounds or purchased at pet stores. Penalties must include jail time and increased fines in order to have a deterrent effect. Mr. Auclair told the conference that more than 1,900 submissions were received. “This is being taken very seriously,” he told me later. “We are going through each submission one-by-one and this takes time. Every single recommendation will be looked at. I  can assure you that Minister Corbeil, Municipal Affairs Minister Laurent Lessard and Premier Jean Charest are very committed to the issue of animal welfare.”

Calgary program is the ultimate model for animal welfare 

For animal lovers, Bill Bruce is the ultimate hero. If only we could clone him in Quebec. I am glad that Mr. Auclair was on hand to take in his wonderful presentations.

In Calgary, Animal & Bylaw Services provides important animal-related services, such as licensing cats and dogs, sheltering cats and dogs impounded under the Responsible Pet Ownership Bylaw and adoptions to find new homes for impounded cats and dogs that have not been claimed by their owners. All animal-related services result from the mandate provided by the Responsible Pet Ownership Bylaw, which allows Animal & Bylaw Services to work with Calgarians to ensure that cats, dogs, their owners and neighbours live together in safety and harmony. Under the Responsible Pet Ownership Bylaw, at three months of age all cats and dogs residing in the City of Calgary must have a City of Calgary licence. Licensing fees, not tax dollars, fund the following programs and services: reuniting lost cats and dogs with their owners;  licensing cats and dogs residing in Calgary; enforcing the Responsible Pet Ownership Bylaw (23M2006); investigating  citizen complaints regarding animals including cats, dogs, coyotes and other wildlife; helping neighbours resolve animal-related issues; sheltering and caring for cats and dogs impounded under the Responsible Pet Ownership Bylaw in their vet-operated facility; providing adoption services to find new homes for cats and dogs impounded under the bylaw that have not been claimed by their owners;  and providing funding to veterinary clinics to cover emergency medical care for injured stray cats and dogs.

Bruce’s service provides school and public education programs to teach children and adults about responsible pet ownership and responsible citizenship. They coordinate a volunteer animal socialization program – PAWS Pal – to help socialize the cats and dogs awaiting adoption at the Animal Services Centre and they operate a No Cost Spay/Neuter program for the cats and dogs of financially eligible Calgarians. The “I Heart My Pet”  rewards program offers pet owners discounts from various partnering vendors.

As Bruce explained, Animal & Bylaw Services does not advocate breed specific legislation, nor limiting the number of pets in one household. This is because they believe that poor animal behaviour results from a failed relationship between pet and owner. Therefore, Animal & Bylaw Services advocates responsible pet ownership for cats and dogs based on the following four principles:  license and provide permanent identification for  cats and dogs; spay or neuter pets; provide training, physical care, socialization and medical attention for pets; and do not allow pets to become a threat or nuisance in the community.

In Calgary, the census even provides statistics on how many dogs and cats exist. The most recent figures list 123,000 dogs and 91,000 cats.

Permanent identification of your pet

The importance and value of microchipping your pet dog or cat was underlined by Dany Ménard and Isabelle Robitaille, owners of a black Labrador-cross named Pollux. If the name sounds familiar, this is the dog that went missing from Ménard and Robitaille in June 2010 and miraculously surfaced 4,500 km away in Kamloops, BC a year later. Because of the chip, Pollux was returned home. We all got to meet Pollux. My cat had a chip implanted when we adopted her. She is a house cat and we never ever let her outside. Heaven forbid though if she did escape and someone found her, such a chip would be essential. Representatives from a company called M4S ID (www.microchipsolutions.com) took us through and exercise and gave people at each table scanners to try them out.

Sterilization of Dogs and Cats

Veterinarian Dr. Joel Bergeron took us through the process of sterilization, emphasizing the importance of spaying or neutering dogs and cats (specifically the latter).

From the standpoint of effectively controlling pet populations, the best time for sterilizing dogs and cats is prior to puberty, which eliminates any possibility of the animal producing offspring. Animal shelters and humane organizations which adopt young animals have long had policies that call for the adopting owners agree to have the animal neutered as soon as possible, but rates of compliance are typically low and, though a majority of such animals eventually are sterilized, many first have the opportunity to reproduce. Acceptances of early spay-neuter programs allow such organizations to effectively implement "neuter at adoption" programs.  The traditional approach to surgical sterilization of dogs and cats is to wait until the animal is at least six months of age before castration of spaying, but problems such as those described above have led many to advocate performing these procedures at a much earlier age.

The Verdun Model

Pascale Tremblay from the Borough of Verdun was joined by urbanist Dany Tremblay to showcase a program that really works. Verdun, Pascale told us, allocates $40,000 a year to animal welfare.   

Verdun has become proactive and progressive in the way that they look at animal services.  They became the first borough in Montreal to truly take all the necessary steps to reduce overpopulation, encourage responsible pet ownership and proactively work with citizens to better the community for people and animals. Verdun revised their animal services contract and now works in partnership with the SPCA. They have a bylaw that requires citizens to be responsible about their animals and includes mandatory sterilization for all animals sold, adopted or given, limitation on the number of unsterilized animals per household; differential licensing for unsterilized animals; and the prohibition of  owners to permit unsterilized/non-vaccinated cats to roam outside and a charter of good behavior for pet owners.

Verdun has spay/neuter initiatives to counter overpopulation including a borough funded Trap-Neuter-Release-Maintain program for feral cats. The borough partakes in citizen education by having public information sessions, door-to-door handouts with flyers including information about the by-law project and responsible pet ownership. 

New York City’s Story

Jane Hoffman (pictured with Bill Bruce and I) told us all about another great program which I would love to see our Montreal Agglomeration Council emulate:  The Mayor's Alliance for NYC's Animals, Inc. Founded in 2002 and powered by Maddie's Fund, The Pet Rescue Foundation, with support from the ASPCA, this is a coalition of more than 150 animal rescue groups and shelters working with Animal Care & Control of NYC (AC&C) to end the killing of healthy and treatable cats and dogs at AC&C shelters. To achieve that goal, the Alliance, a not-for-profit corporation, helps its Alliance Participating Organizations (APOs) work to their highest potential to increase pet adoptions and spay/neuter rates, with the goal of transforming New York City into a no-kill community by 2015.

Take the New York City Feral Cat Initiative. This is a joint program of the Mayor's Alliance for NYC's Animals and Neighborhood Cats. Its mission is to solve the feral cat overpopulation crisis in New York City through the humane, non-lethal method of Trap-Neuter-Return . Tens of thousands of street cats live in the alleyways, backyards, and outdoor spaces of New York City. They are the offspring of lost or abandoned pet cats and, unneutered, they go on to spawn new generations. The cats group themselves together in packs called colonies. Many of their nuisance behaviors can be attributed to mating behaviors that would likely cease if they were sterilized. These behaviors include noise from fighting and mating, and the smell from the spraying of pheromone-laced urine.

Because these cats are not socialized to humans, they are not candidates for adoption. The breeding of these street cats results in more kittens entering the shelters — taking away homes that would otherwise go to the adult cats already there. Most adult feral cats taken in at city shelters are euthanized (killed) because they are not adoptable as house pets. As a result, the city must shoulder higher costs for municipal animal control. The New York City Feral Cat Database shows that in neighborhoods throughout New York City, TNR is proving effective in humanely managing feral cat colonies and reducing their numbers over time.  

Hoffman told us that a staggering 2.7 million cats roam free in New York City and 87 million in the USA.

This conference was an unqualified success and I believe it is a major step in the right direction to ensure that our province, cities and towns take the matter of animal welfare very seriously!

Just who are the graffiti artists who have been defacing public and private property in Côte Saint-Luc recently?  I can tell you that local Police Station 9, our Public Security Department and the Volunteer Citizens on Patrol (VCOPS) are on high alert.

One particular town house condominium project in District 2, where I serve as councillor, has had enough of this nonsense. On a number of occasions vandals have spray painted  graffiti all over their premises. The residents have had enough and I do not blame them.

When I offered to come meet with them to discuss the issue, I called Station 9 Commander Sylvain Bissonnette. We are extremely fortunate to have a man like Sylvain as our local police chief. It is such a pleasure to deal with a gentleman who cares so deeply for our community. Whenever I have called him with a matter affecting my district, he has responded immediately. Such was the case here as he assigned Sgt. Julie Lavigne and constables Tomislav Curkovic and Simon Deslauriers to join us.  Councillor Glenn J. Nashen, who is responsible for the public safety portfolio in the city, came by on his bicyle and provided some excellent tips to the residents of how to become less of a target. Councillor Nashen noted that our city already adopted this bylaw dealing with graffiti on July 13, 2009. If you look closely at the picture above, you will even see some graffiti on the sign above our group.

The good news is that the police are keeping a very close eye on this particular property. I very much hope they will catch the perpetrators in the act.

Sgt. Lavigne toured the entire property with the condominium administrator and provided some excellent advice. The residents very much comforted by the police presence. I wish to thank Commander Bissonnette and his team.

It is the peak season for barbeques right now and this should continue right through the end of September.  What do people in highrise condos and apartment buildings do? There are rules governing this in CSL. My colleague Glenn J. Nashen has  written an excellent summary of the situation on his blog.

I continue to receive phone calls regarding regulations for barbeques on balconies. Here is an update of the bylaw that has been posted on the CSL website: