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Les Habitations Boutisses
By : MXMA Architecture & Design
GRANDS PRIX DU DESIGN – 17th edition
Discipline : Architecture
Categories : Special Award / Architecture + Low Cost Design : Gold Certification
Categories : Special Award / Architecture + Materials : Silver Certification
Categories : Residential Building / Multi-unit Housing ≤ 4 storeys : Platinum Winner
LES HABITATIONS BOUTISSES
A contemporary-style residence in the Plateau-Mont-Royal borough of Montreal creates a new architectural language.
INTRODUCTION
Located on Rue de la Roche in Montreal, the Boutisses Residences project focuses on the design of a new contemporary multifamily building that reinterprets the architectural language of Montreal’s plexes.
This project of six rental units is nestled in a neighborhood where the built heritage is representative of the construction boom observed between 1907 and 1917. Triplexes and multiplexes dominate the real estate landscape.
The project is built on a 25-foot wide by 80-foot deep lot, where there was previously a single-story faubourg house built before 1890. This house, which was not a significant example of Plateau architecture, had been previously demolished.
SITE SURROUNDINGS
To the left, the property is bordered by a three-story multiplex, built across the full depth of its site and centered around a small inner courtyard. Windows in this courtyard allow light into the dwellings. To the right, the property is lined with a two-story duplex with a garden where large trees welcome a variety of birds, creating an urban oasis that the project sought to take advantage of in its designs. At the rear of the property is an alley lined with mature trees, gardens, garages, and other accessory buildings in the backyard.
The property enjoys a central location, bustling with activity. In the front, neighborhood residents traverse the sidewalk or bike path to reach the metro or the lively Mont-Royal Avenue. In the back, the alley becomes a gathering place for neighbors, a space conducive to social interaction and conviviality. On the once-vacant lot where the Boutisses Residences were erected, a path created by the frequent passage of pedestrians represented a true desire line, evidence of the natural appeal of the area.
PROGRAM
The client, URBADEV, a real estate developer specializing in multifamily rental buildings in the Plateau-Mont-Royal neighborhood, sought to construct a building comprising six units with two mezzanines and rooftop terraces to enjoy views of Mont-Royal.
The number of units was a critical constraint for the project’s viability, requiring competitive rents compared to those in the neighborhood. Simultaneously, the developer sought to address the shortage of affordable housing in the Plateau-Mont-Royal area. With this in mind, the project aimed to offer housing accessible to various types of households (individuals, couples, or small families), thus promoting social diversity and contributing to the community balance of the Plateau.
Concerned with construction quality, tenant well-being, and the environment, the client aimed to create comfortable living spaces while prioritizing superior soundproofing and the innovative use of conventional, cost-effective, and sustainable materials such as masonry and metal cladding. Additionally, they aimed to construct a high-performance energy-efficient building (Novoclimat certified) to reduce energy costs and carbon emissions over the building’s lifespan.
LOCATION
By building residences on a vacant lot in the heart of a vibrant neighborhood, the client aimed to take advantage of existing transportation infrastructure and limit environmental impacts. They also hoped to shape a distinctive building with a strong identity, without imposing conceptual requirements from the outset. Thus, the client granted complete freedom to the architect to design a project that was bold, efficient, and integrated into its environment. The goal was to create a building that was easy to construct, harmonious, capable of appealing to both neighborhood residents and potential tenants, and making them want to move in.
CONTEXT = CONCEPT
To design the project, MXMA first drew inspiration from the layout and morphology of the buildings that define the urban fabric of Rue de la Roche, as well as the distinctive character of neighboring constructions, including their alignments and claddings. This analysis inspired the design of an innovative project that meets the client’s needs while ensuring seamless integration into its environment. The objective was to create a contemporary intervention that continues the neighborhood’s evolution.
VOLUMETRICS AND COURTYARDS
The study of the neighborhood’s typomorphological evolution allowed the architect to observe that architectural types varied across different construction periods. Between 1885 and 1891, duplexes were directly built on the sidewalk, without setbacks. Many of these buildings still have a compact form and large backyard courtyards, while others have been enlarged to merge with backyard structures, creating interior gardens.
Built later, between 1904 and 1914, triplexes and multiplexes are set back five feet from the sidewalk. These typologies dominate the landscape with a “C”-shaped plan, a small inner courtyard in the center, and an elongated rectangular shape extending from the street to the rear lot line. Consequently, Rue de la Roche’s urban fabric features irregular façade alignments and dense, perforated construction with several outdoor spaces that are, in a way, open-air rooms.
In an effort to harmonize the new building with the existing urban fabric, varied landscapes, and surrounding context, the architect relied on the morphology of local constructions as well as the subtle interplay of solid and void spaces. This approach guided the design of a structure that fits into a “C” shape, in perfect balance with its environment.
On the façade, the first building, housing three units, blends harmoniously with neighboring building facades on Rue de la Roche. This volume aligns precisely with the rear elevation of the adjacent duplex, thus preserving the integrity of the adjacent courtyard and views, allowing natural light into the garden, and highlighting the large trees and natural environment of the site.
At the rear, a second building of three units, located in the backyard, faces the alley. Its rear elevation was designed in the same way as a main façade, aiming to increase brightness in the units, take advantage of views of neighboring trees, and enhance the communal space of the alley. This building also replicates the shape of the inner courtyard of the neighboring multiplex (left side), to avoid blocking natural light from adjacent units.
The two buildings are linked by a four-story tower housing the main staircase serving the units. Adjacent to the multiplex on the left side, the construction aligns perfectly with the elevation of the inner courtyard. Thus, this volume precisely, subtly, and functionally organizes all the outdoor spaces of the project, including corridors, walkways, terraces, and emergency stairs.
Located at the heart of the site and facing south, the interior courtyard of Boutisses Residences offers beautiful natural light to the six units. This open space also allows tenants to enjoy varied views of the surrounding landscape, and even glimpses of Mont-Royal.
CHALLENGES 1
Compliance with the maximum building height regulations posed a major challenge during the project’s design. Since the ground-floor units’ bedrooms are located at the basement level, regulations required a minimum height of 1 meter between the sidewalk level and the bedroom ceiling, leaving a margin of 11.5 meters for the construction of three floors and two mezzanines. To achieve this, the architect and engineers chose to build the first level in concrete, with an 8-inch slab, while the upper floors are in wood, supported by open-web joists, while minimizing spans. This strategy required careful adaptation of the interior layout of the units to maintain structural efficiency from the basement to the roof.
CHALLENGES 2
Constructing six units on a lot bordered by duplexes and triplexes, as well as the need to design volumes that harmonize with the inner courtyards and neighboring buildings, posed significant challenges that MXMA had to face. To maximize land use and create comfortable living spaces, the architect chose to place circulation areas outside the building, thus enlarging the interior spaces for the tenants’ well-being.
“What I appreciate most when visiting the project is stepping out of the staircase and admiring the neighbor’s big tree while listening to the birds singing. It’s a really pleasant place!” explains the architect.
The outdoor circulation areas were designed following the layout of the pre-existing pedestrian path on the vacant lot, thus facilitating the movements of tenants from Rue de la Roche to the alley. This ensures convenient access to their bikes, nearby services, communal amenities, public spaces, and parks. Moreover, these outdoor passages promote the continuity of social interactions, extending from public spaces to walkways, terraces, and even outdoor stairs. Finally, these circulation areas offer perspectives on urban natural spaces, allowing residents to enjoy a Nordic lifestyle during the winter.
CHALLENGES 3
During the project’s study, members of the Plateau-Mont-Royal Borough’s Urban Planning Advisory Committee (CCU) expressed concerns about the rear mezzanine. They feared it would reduce natural light in the inner courtyard of the neighboring multiplex on the left side. The borough required this volume to be completely removed from the project. However, for the client, this mezzanine, including a bedroom, was essential to the project’s realization.
To resolve this deadlock, the architect relocated the mezzanine to the alley and clad the façades of the 3rd floor and the surfaces of the inner courtyards with white metal cladding. Thus, the project’s elevations indirectly reflect sunlight, illuminating both neighboring and project units. The white color also contributes to creating an impression of spaciousness, despite the proximity of neighbors and the building’s density.
THE FAÇADE AND ITS MATERIALS
The project’s façade stands out from neighboring century-old buildings with its distinctive architecture, unique volumetrics, contemporary arrangement, and innovative use of conventional materials.
At the ground level, the façade deliberately sets back from the second floor, thus harmoniously aligning with neighboring multiplexes along Rue de la Roche. The space between the sidewalk and the building is landscaped with plantings, creating an atmosphere of intimacy, comfort, and security for ground-floor residents. Clad in vertically arranged wood cladding, the first-floor façade subtly evokes the original cladding of the 1890s Faubourg house, thus preserving the distinctive character of Plateau architectural heritage.
At the upper levels, the façade acts as a link, forming an angular surface that harmoniously connects the heterogeneous facades of the street, thus creating a smooth transition between street constructions. The presence of the mezzanine extends along this angle, leaning on the neighboring multiplex on the left side to flood the units with natural light and offer striking views of Mont-Royal.
The vertical arrangement of the windows on the façade contributes to the visual integration of the project into the street context.
THE BRICK
Despite the architectural diversity of the neighborhood, brick remains a predominant element in the urban landscape of Rue De La Roche for over a century. This brick comes in a variety of colors, finishes, and assembly methods, giving the neighborhood its unique character. The project’s cantilevered façade draws its architectural expression from this rich heritage, with a subtle play of beige and brown bricks and a Boutisse arrangement. This choice of assembly is inspired by neighboring constructions while adding a distinctive touch, reflecting both the architect’s creative vision and the craftsmanship of masons. By showcasing brick as the main material, the project affirms its commitment to sustainable architecture, while contributing to shaping tomorrow’s urban heritage.
CONCLUSION
In conclusion, the challenges inherent in the project and its context have led to strong and original concepts, such as the reinterpretation of architectural language with historical references. This success would not have been possible without the willingness and openness of stakeholders to reconcile various imperatives to create sustainable, functional, and aesthetic architecture. In essence, it is about high-quality architecture that does not sacrifice creativity.
