Saint Lazare's population could almost double from its current size of 22,773 to 42,313 residents according to densification proposals from the Montreal Metropolitan Community (CMM), Mayor Geneviève Lachance told Néomédia. 

The proposals have caused so much concern among its elected officials that council held a special session on July 4 to discuss how the new requirements would negatively impact its aging road, sewage and water systems and slowly erode its green spaces and rustic rural charm.

Council also deposited a document that detailed why the city cannot achieve the current densification requirements as specified in the CMM's Metropolitan Land Use and Development Plan (PMAD).

Threat to natural resources

Lachance took to social media after the meeting stating, "The current potential impacts could threaten the town's water resources, forested areas, natural habitats, finances and the unique elements that define Saint Lazare.

"We're talking about densification within our urban perimeters. This is what the CMM is trying to impose on all the MRC municipalities. Everyone has to achieve the same ratio of densification. We want to keep our character and look and don't have the infrastructure to achieve this," said Lachance.

The current densification proposal would seriously impact its underground aquifers which currently hold enough water for a population of about 26,000 people. 

"We are aware that with the current infrastructure, including our present capacity for drinking water resources and the limitations of the sewage system, such a proposed densification goal would be impossible to achieve," said Lachance.

Additional ramifications

When the first PMAD was adopted in 2012, an amendment was made in 2014 to include a provision specifying the Equestrian and Boisé sectors would not be densified because of their unique character and location. This exemption is no longer present in the current revised version. 

Lack of regional public transit

The lack of an adequate public transportation system also makes the densification requirements impractical, according to Lachance.

"They CMM can't think municipalities like ours can develop like Montreal. We're not Montreal, therefore we cannot develop into an urban city like Montreal. We need to keep our identity and part of it is our forest and green spaces," said Lachance.

"It could also require major modifications in our development planning which would have significant repercussions for our town. The current potential impacts could threaten our water resources, forested areas, natural habitats, finances and the unique elements that define Saint Lazare," Lachance added.

The PMAD for the development of Greater Montreal relies on densification to create sustainable living environments around active and public transportation corridors which is not the case in Saint Lazare, said Lachance. 

"Densifying residential areas not served by public transit and the lack of essential services and businesses would only encourage more people to rely on cars for transportation, leading to an increase in the carbon footprint which also goes against stated objectives," Lachance added.

Compliance obligation

The city is obligated to follow what is imposed on the municipality by higher levels of government, said Lachance.

"This is not a matter of choice but an obligation we must comply with. If municipalities do not, they may face legal sanctions or enforcement measures, denial of permits or approvals, and withdrawal or refusal of funding," said Lachance.

This is the first revision of the current PMAD and the CMM is expected to adopt it in September followed by a public consultation process. 

The final version is expected to be adopted in December 2025 and the MRC de Vaudreuil-Soulanges will then have two years to conform to the new densification requirements, said Lachance.