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Integrity · Responsibility · Respect

Find the Citizens’ Questions and Answers Here

Integrity · Responsibility · Respect

Q&A

MARYAM

KAMALI NEZHAD

Mayor candidate

Dear Residents of Town of Mount Royal,

My name is Maryam—City Councillor, Engineer and Neighbour–and I’m honoured to present myself as a candidate for Mayor of our beloved Garden City in the upcoming municipal election.  Like many of you, I chose to live, raise my son for 16 years, and build my life here because of what makes our town special: the unique character of our homes, streets and schools, the green spaces, the wonderful activities, and the sense of community that offers young and old a wonderful quality of life. 

But I’ve also seen how our values are being tested—by devastating and repeated flooding, by rapid development, by increased noise pollution, and by streets that have become danger zones of speed or bottlenecks of congestion. 

For the past four years, I have had the honour of representing the citizens of TMR as a City Councillor. Throughout this time, I have been guided by transparency and integrity, warning against autocratic management and wasteful performative spending.  Consequently, I am the only official opposition to the outgoing mayor. I have taken a lot of flak in the media for standing up to important decisions made without real consultation, data or concern for the long-term impacts of bad decisions.  I see the growing disconnect between City Hall and the citizens it is supposed to serve. So many complain of inefficiencies, delays in getting permits and arbitrary unfair decisions made without recourse or compassion. 

Like many of you, I once believed in the outgoing mayor — and like many of you, I was disappointed. We have had enough of the toxic climate at council meetings and the distain for taxpayers fostered by rubber stamp rule.

It’s time for a new approach.  A clear vision: to build, together, a modern harmonious Garden City that respects the past but innovates for a better future— a city that works for YOU!

Today, I have gathered around me an outstanding team of the most qualified and caring candidates, to offer you a real alternative.  Team Maryam brings remarkable technical and financial expertise and solutions.  We will put the interests of citizens first and foremost — with integrity, responsibility and respect! 

Over the next few weeks, I hope to meet as many of you as possible—on your street, in the park, or at your doorstep.  I welcome your ideas, your concerns , and your support.

Together, for the Future of Our Town—November 2nd, Vote Team Maryam.

Thank you for your consideration,

Respectfully yours,

Maryam

For more information about my positions, visit my blog

PROJECTS

FOR OUR YOUTH AND ATHLETES

FOR OUR SENIORS

  • youth space or youth club
  • outdoor gym areas in Connaught and Mohawk parks
  • ping pong and chess tables in parks
  • extended lighting hours at Mohawk Park
  • indoor racket center for paddle pickleball badminton
  • youth discord server to engage and inform young people
  • walking circuit and a walking friendly town with priority sidewalk repairs
  • community club
  • senior residences and housing with ground floor shops through revision of the PPU
  • promote historic clubs such as lawn bowling and curling
  • create new activity and game clubs like bridge and chess

FOR THE WHOLE FAMILY

SHUTTLE

  • cultural center
  • botanical garden
  • year round market
  • intergenerational club
  • review and optimize schedules for activities sports tournaments and leagues
  • annual recreational games and sports tournaments
  • daily minibus
  • from 6am to 10pm adjusted according to activity schedules
  • figure eight route around town serving main streets such as Graham Laird Rockland and key locations like downtown and shopping centers
  • free access for holders of the VMR Leisure Card

CHALLENGES

For a Vibrant Municipal Democracy and Responsible Management

At issue:

  • For the past four years, Maryam has stood alone against an administration defined by secrecy, exclusion and contempt for democratic principles.
  • There is a serious lack of transparency in municipal management.
  • Decisions are too often made behind closed doors, without consultation or accountability.
  • Council meetings marked by restrictions on freedom of expression, where citizens and elected officials are reduced to silence.
  • Major projects — zoning, demolitions, public spending — are pushed through without real debate and presented or announced too late for meaningful citizen input.
  • The threshold for awarding contracts by mutual agreement is currently set at $133,800 in TMR (the maximum allowed by law). This level is far too high, as it does not encourage competition or service quality. Best practice is to prioritize the invitation-to-tender process, which requires soliciting at least two suppliers, often more, for contracts valued between $25,000 and $133,800.

Our plan:

  • Clean up public management and finances and rebuild municipal governance on two essential pillars: transparency and citizen participation.
  • Put an end to unjustified closed-door sessions and publish in advance all documents for council and caucus meetings.
  •  Establish a genuine climate of dialogue with citizens, strengthen trust and encourage active democratic participation, where each decision is explained, debated, and assumed.

Protecting Our Homes and Our Future!

At issue:

  • The outgoing administration has demonstrated a lack of vision and expertise by relying solely on one consultant for four years whose work has never been evaluated and who has delivered no concrete results.
  • In four years, the administration has shown a lack of leadership or innovation in adopting proven green stormwater management infrastructures, even though such solutions have been used for more than 15 years in Quebec.
  • TMR’s sewer system is outdated, undersized, and unprepared for climate change and evolving urban needs.
  • Shared infrastructures with the City of Montreal suffer from neglect, poor maintenance, and unclear governance rom both administrations.
  • Preventive maintenance, inter-municipal coordination, and transparency are missing.
  • Flooding does not only threaten resident safety, but also property values, and even insurability.
  • Despite hundreds of thousands of dollars spent on hydraulic studies over the past three years, no data or serious analysis has been made public.
  • There is presently no comprehensive master plan for storm water management and climate change adaptation.
  • A hasty and costly decision to approve a retention basin on Plymouth Street was made without clear technical justification or evidence of effectiveness in reducing flood risks.
  • Lack of transparency: citizens and even elected officials are kept in the dark and deprived of study results and analyses.
  • There is no rigorous assessment of intervention priorities across the city to the detriment of the sectors most at risk.

Our plan:

  • Act immediately to protect high-risk zones.
  • Build a sustainable strategy integrating innovative, green, and proven solutions.
  • Modernize the sewer system to meet climate realities.
  • Work closely with Montreal to ensure proper upkeep of shared infrastructure.
  • Guarantee transparency through regular public reporting.

Building a Collective Success, Not a Financial PitfallGoal

Provide Town of Mount Royal with a clear, ambitious, and respectful planning framework that protects its heritage, strengthens its identity, and guides its development toward a sustainable and cohesive future.

A modern sports center is essential for Town of Mount Royal—but it must be built and managed with transparency, rigor, and respect for citizens.

For the past 4 years, my position has been consistent: Yes to the Project! No to Improvisation!

  • Yes to a center that is accessible, functional, and designed for our community’s needs.
  • No to waste of public money, delays, and uncontrolled debt.

At issue:

  • Millions spent before the construction had even started.
  • A reduction of 1,500 m² compared to the original project.
  • Uncertain total costs and no information on annual operating costs. 
  • Public meetings were incomplete and citizens’ concerns were not taken into account.
  • With municipal debt already at $60M, this project will add at least $80M more — not including landscaping, equipment, furniture, or operating expenses.
  • A financial impact on Mount-Royal taxpayers that was greatly underestimated.

Our plan:

  • Deliver a modern, functional, and accessible sports center that truly serves our residents.
  • Ensure strict, transparent oversight of the consortium to prevent cost overruns or budget drift.
  • Publish a real-time public dashboard tracking costs, progress, and modifications.
  • Assign the Urban Planning Advisory Committee (CCU) a monitoring role to ensure deadlines and budgets are respected.
  • Make all operating costs public to avoid unpleasant surprises for both users and taxpayers.

  • Clarify the real impact of the sports center on municipal taxes.

Have responsible management to avoid an explosion in municipal taxes

At issue:

  • Long-standing underinvestment in the city’s infrastructure.
  • A waste of public money: $14,309,000 in studies for the construction of the CSC, $700,000 in studies to diagnose the causes of recurring flooding, etc.
  • Extremely expensive upcoming projects in addition to the Sports Center ($100 to $130 million): Rockland Viaduct ($200 to $300 million), reconstruction of 30-40 Roosevelt ($25 to $30 million), etc.
  • An outgoing administration that launches extremely expensive projects that do not keep its promises: the Sports Center announced at $65 million in February 2023 increased to $77.3 million (+ taxes) in 2025, the reconstruction of the fire station at 30-40 Roosevelt ($25 to $30 million) without informing citizens that it is necessary to transfer a municipal (public) land in the heart of VMR to Montreal, the future arena project ($50 million) of the mayor at 10-20 Roosevelt (real reason for the relocation of the fire station?), etc. etc.
  • Overestimated revenues for Royalmount taxes.
  • Mr. Malouf announces an unrealistic impact of $400/year on our municipal taxes for the Sports Center, it will cost at least 2 to 3 times more and that’s without counting the other projects! 
  • As a result, we can expect much higher taxes in 4 years with this administration! 

Our plan:

  • A clear and transparent annual publication of the city’s current and future debt levels.
  • Provide citizens with our annual forecast of the evolution of municipal taxes, taking into account the fiscal impact of current and future projects.
  • For each major project, ensuring an independent and transparent assessment of the impact on municipal taxes and public finances.
  • Rigorous management of expenditures, particularly public tenders.

Pour en savoir plus :

Our Policy for Safer Mobility and a More Connected TMR

At issue:

  • Chaotic and dangerous traffic: congestion, speeding, inconsistent measures, and critical zones such as Rockland, Côte-de-Liesse, Lucerne, Jean-Talon, and the downtown roundabout.
  • Citizens’ concerns about risks are ignored by the administration.
  • Ineffective and non-transparent measures: no risk assessment studies, no reliable data or participation, proliferation of poorly placed speed bumps, excessive restrictions and unnecessary signage.
  • Sustainable mobility discouraged: bike paths and infrastructure not connected with Montréal, most pedestrian crossings unsafe, insufficient public transit forcing families to rely on cars.
  • Downtown weakened: lack of parking, discouraged clientele, threatened vitality of local businesses.

Our plan:

  • Adopt a clear and participatory traffic policy, based on reliable data for greater safety and smoother flow.

    Secure active mobility, with connected bike paths and protected pedestrian crossings.

  • Reduce dangers in critical zones with quick measures such as removable chicanes and smart traffic lights.

  • Develop a smart parking strategy to support our schools, businesses, and revitalize downtown.

  • Coordinate with the City of Montréal to improve continuity of bike paths.

  • Pressure the provincial government to install speed cameras and radars.

  • Improve traffic flow: roundabouts and intelligent traffic lights.

Nuisances from the REM and air traffic to protect quality of life

At issue:

Town of Mount Royal has been left to bear the costs and nuisances of major infrastructure projects –without adequate protection, consultation, or compensation.

REM

  •  
  • There has been no action or political will from the outgoing administration to limit negative impacts and defend citizen rights.
  • Excessive noise, structural and acoustic vibrations, insufficient mitigation measures, landscape degradation, and risk of declining property values — all leading to a clear deterioration in residents’ quality of life.
  • Loss of urban connectivity: the route cuts through TMR without offering residents practical access.
  • Closure of pedestrian crossings along the railway forced the City to invest $10M in creating Place de la Gare to compensate for these losses.
  • No financial compensation for the City or its citizens.
  • More congestion, car traffic, parking (around Canora and the town centre).

Air Traffic

  • No action or political will from the outgoing administration to address the negative effects linked to the expansion of Montréal Airport.
  • Growing nuisance of poorly regulated air traffic and aircraft noise making certain outdoor spaces unusable.
  • No clear communication or action on possible solutions or mitigation measures.

Our plan:

  • We will fight to ensure that TMR is not just burdened by these projects but benefits from them.  That means:

    • Reopening dialogue with REM and airport authorities.
    • Securing effective noise and vibration reduction measures.
    • Demanding fair compensation for residents and the City.
    • Protecting our quality of life through smarter planning.
    • Making clear information and accountability from all stakeholders the standard, not the exception.

    Town of Mount Royal deserves strong leadership that stands up to outside pressures and defends residents’ quality of life.  We will deliver it.  

     

Reforming the Central Role of the Urban Planning Advisory Committee (CCU) and the Demolition Committee

The Urban Planning Advisory Committee (CCU), governed by By-law No. 1434, is mandated by the municipal council to issue recommendations on construction or renovation projects within its territory.

The Committee for the Study of Demolition Certificate Applications (Demolition Committee), governed by By-law No. 1435, is mandated to review and evaluate demolition requests submitted to the Planning and Land Development Department.

At issue:

  • The CCU and the Demolition Committee operate under out-dated by-laws that fail to address today’s challenges of heritage protection and urban development.
  • Their decisions are often disconnected from TMR’s Master Urban Plan and from the objectives of preserving our Garden City’s architectural and landscape heritage.
  • The current by-laws are too vague and give excessive leeway to the municipal administration.
  • The absence of clear guidelines leads to sometimes arbitrary decisions, especially regarding the demolition of houses of heritage value.
  • Result: the irreversible loss of many well-preserved heritage homes over the past 30 years.

  • The lack of transparency and supervision deprives citizens of complete information and genuine consultation on major decisions.

Our plan:

  • Ensure all decisions respect the unique identity of the Garden City and its architectural heritage while allowing for thoughtful, harmonious development.
  • Protect the built environment with clear, objective criteria for conservation, renovation, and building evolution—making unjustified demolitions the rare exception.
  • Strengthen transparency and citizen trust through clear, accessible, and documented governance.
  • Prioritize renovation and harmonious integration into Site Planning and Architectural Integration Programs (PIIAs), reserving demolition for only urgent cases of true deterioration or public safety.
  • Create a Local Heritage Committee responsible for defining and implementing policies for the protection and conservation of local heritage.

Updating the Urban Plan with a Shared Vision For the Future

Goal

To provide Town of Mount Royal a clear, ambitious, and forward-looking planning framework that protects our Garden City heritage, strengthens our identity, and guides development toward a respectful, sustainable and coherent future.

At issue:

  • Key sectors — Beaumont, Rockland, Carré Lucerne, Chemin Bates — are at a crossroads of major transformation without a clear, coherent, and shared vision for their redevelopment.
  • The current Town of Mount Royal urbanism master plan is outdated and no longer reflects today’s realities or needs. There is increased demand for housing from young adults and from seniors looking to downsize but who wish to continue living in their hometown.
  • The absence of clear guidelines for urban development threatens the unique character of the Garden City and slows down all projects with costly delays.
  • Built heritage and institutional sites are under pressure, threatened by poorly regulated densification or conversion projects.
  • Close ties between administrators and real estate developers put private interests ahead of citizens.
  • Major projects, such as the Beaumont PPU or 1000 Chemin Lucerne, have been advanced with little or no citizen involvement.

Our plan:

  • Adopt and establish a clear and predictable urbanism master plan for the developing areas, ensuring all projects respect human scale, quality of life, and the urban and green landscape heritage that define Town of Mount Royal.
  • Make this plan a collective pact for the future of our city where development and preservation go hand in hand. Turn it into a tool for visionary growth that safeguards what matters most: our green spaces, architectural heritage, and community identity.
  • Integrate into this plan climate resilience measures: reducing heat islands and promoting a densification tailored to each unique neighbourhood.
  • Put citizens at the centre of the process through open, transparent, and ongoing consultations from the very start. 

A Strong Local Economy, A More Vibrant TMR

At issue:

  • Local businesses are struggling from a lack of structured support, visibility, and proper tools for growth.
  • The town centre (Canora–Dunkirk–Laird sector) lacks vitality and does not fully meet the current needs of residents and merchants, whether in services, accessibility, or overall appeal. (Do we have examples?)
  • The industrial zone, the city’s true financial engine, lacks strong representation and tailored support to defend its interests, attract new investment, and drive innovation.

Our plan:

  • Support local businesses with greater visibility, better tools, and stronger partnerships.
  • Revitalize our commercial arteries, turning them into vibrant, accessible, and attractive gathering places for residents and visitor’s.
  • Strengthen the industrial zone by ensuring strong representation and tailored support to attract investment and create quality jobs.

Placing the Garden City at the Heart of a Responsible Future

At issue:

  • Green spaces are not adequately protected and remain targeted by developers for profitable projects.
  • Urban heat islands are spreading, especially in large paved areas such as Carré Lucerne and the Beaumont sector.
  • The local Sustainable Development Plan is outdated and fails to respond to today’s climate challenges, due to a lack of political will from the current administration.
  • Waste management remains inadequate in many multi-unit buildings, where recycling and composting are still poorly implemented.

Our plan:

  • Protect, restore, and expand green spaces so the Town of Mount Royal can better adapt to climate change and reduce heat islands.
  • Modernize and strengthen the Sustainable Development Plan with clear, measurable goals.
  • Improve waste management in all types of housing and make our Garden City a model of ecological leadership, one that embraces environmental transition and preserves our quality of life.

  • Together, let’s ensure The Town of Mount Royal remains a model Garden City – one that leads in ecological stewardship, embraces the environmental transition, and safeguards our quality of life.

PETER MALOUF: 4 YEARS OF MISSTEPS AND DISDAIN

Watch clips from municipal council meetings over the past four years on various topics, judge for yourself, and choose the mayor who will truly represent you for the next four years.

TEAM

News

1

 

Nadine Lalonde

District #1

Where to vote:

Centre Rockland
2305, chemin Rockland
Mont-Royal (Québec) H3P 3E9
2

 

Daniel Ayala Camelo

District #2

Where to vote: 

École secondaire Mont-Royal
50, avenue Montgomery,
Mont-Royal (Québec) H3R 2B3
3

 

Philippe Jean

District #3

Where to vote:

École Dunrae Gardens
235, avenue Dunrae
Mont-Royal (Québec) H3P 1T5
4

 

Xiaozhou Zhou

District #4

Where to vote:

École secondaire Mont-Royal
50, avenue Montgomery,
Mont-Royal (Québec) H3R 2B3
5

 

Katy Davar

District #5

Where to vote:

Hôtel de Ville
90, avenue Roosevelt
Mont-Royal (Québec) H3R 1Z5
6

 

Majd Mahayni

District #6

Where to vote: 

École Carlyle
109, avenue Carlyle,
Mont-Royal (Québec) H3R1S8
7

 

Lori-Ann Zemanovich

District #7

Where to vote: 

École Saint-Clément (Pavillon ouest)
555, avenue Mitchell
Mont-Royal (Québec) H3R 1L5
8

 

Franck Panarello

District #8

Where to vote: 

Hôtel de Ville
90, avenue Roosevelt
Mont-Royal (Québec) H3R 1Z5

CONTACT

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