special planning program (ppu) - Ville de Mont

Transcription

SPECIAL PLANNING PROGRAM (PPU)
ROYALMOUNT SECTOR
TOWN OF MONT-ROYAL
JUNE 22, 2015
THIS Special Planning Program was prepared by:
Sylvain Gariépy, Urban Planner LEED GA, Permit number 983
Samuel Ferland, Urban Planner, Permit number 1456
Valérie Charest, Urban Planning Intern
TABLE OF CONTENTS
1- BACKGROUND
Introduction
Objectives and approach
Intervention zone
5
6
7
8
2-CHARACTERISTICS OF THE ZONE
Intervention context
Economic portrait
Urban form
Street layout
Built environment
Land use
Transportation and traffic conditions
Vehicular access
Public transit and active transportation
Opportunities
Constraints
11
12
14
16
16
17
18
24
24
28
31
32
3-DEVELOPMENT VISION
33
4-DEVELOPMENT ORIENTATIONS & OBJECTIVES
35
5-IMPLEMENTATION
Development interventions
Land Use Plan - Montréal urban agglomeration
Planning Program - land use
Street layout
Active transportation network
Public transit network
Green spaces
Interventions applicable to the By-law concerning
municipal works agreements
Program for the acquisition of immovable property
Additional studies to be carried out
Action Plan
43
44
44
44
45
46
46
47
49
49
49
50
1
BACKGROUND
INTRODUCTION
The approach to preparing the Special Planning Program
(programme particulier d’urbanisme - PPU) for the
Royalmount Sector is based on the desire of the Town
Council to begin thinking about the redevelopment of its
industrial sector and the economic development of this
zone. With this urban planning tool, the Town of Mount
Royal will be able to equip itself with the legal and financial
means to consolidate this space, strategically located at the
intersection of the Metropolitan Autoroute (A40), Côte de
Liesse (A520) and the Décarie Expressway (A15).
Structurally, this sector has undergone many transformations
similar to other industrial zones in Greater Montreal, and
following the worldwide trend towards expanding the
tertiary sector of their economies, and their production and
manufacturing lines. The heavy industrial activities that for
so long characterized the 19th and 20th centuries have
been gradually eliminated form the urban landscape, leaving
distinctive traces of the city’s railway and industrial past on
the Montreal scene. These economic evolutions have of
course affected the present-day structure of towns and
cities, so much so that the conversion and redevelopment
of the industrial sectors are now causing serious problems
in terms of development. Decontamination, the adaptation
of lots to new contingencies, standards and expectations
in order to accommodate new uses, the replacement of
out-of-date buildings that are difficult to convert, and the
rehabilitation and recycling of industrial building - these
are all major challenges to which several towns and cities
are attempting to respond.
However, the gradual evolution of these areas offers
real opportunities for urban requalification and the
densification of the built environment, from the point of
view of sustainable development and innovation. By using
this planning tool (the PPU), the Royalmount Sector will
be able to set itself apart and shine from within the heart
of the metropolis. The Town of Mount Royal feels that
the adoption of the PPU is the best option to ensure
the implementation of a viable and profitable project not only for itself, but also for the Montreal Metropolitan
Community (MMC/CMM).
6 / SPECIAL PLANNING PROGRAM (PPU) - ROYALMOUNT SECTOR | TOWN OF MONT ROYAL
OBJECTIVES AND APPROACH
The PPU forms an integral part of the Planning Program, and is a made-to-measure instrument
for managing the sector’s evolution, and making sure that it conforms to the municipal vision and
orientations. This document is in line with the planning tools put in place by the metropolis, such as
the Metropolitan Land Use and Development Plan (PMAD) (Plan métropolitain d’aménagement
et de développement), and the Land Use Planning and Development Plan of the Montréal
agglomeration (SAD) (Schéma d’aménagement et de développement de l’agglomération de
Montréal). It also gives details of all the objectives of the Town of Mount Royal’s Planning Program
relative to the future of this zone, which is in a constant state of transformation.
In light of the constant evolution of the surrounding areas and the type of planning to be
undertaken for the conversion of the Royalmount Sector, the Town must equip itself with the legal
instruments needed to put in place tangible means to favour growth in the sector. The intervention
zone targeted by the PPU has therefore been designated as the central sector of the Town of
Mount Royal. In conformity with the provisions in the Act respecting Land-Use Planning and
Development (LAU) (Loi sur l’aménagement et l’urbanisme), the Town could proceed with the
acquisition of properties with a view to transferring or leasing them for private purposes listed in
this document.
TOWN OF MONT ROYAL | SPECIAL PLANNING PROGRAM - ROYALMOUNT SECTOR / 7
INTERVENTION ZONE
BOROUGH OF
SAINT-LAURENT
Royden Road
Devonshire Road
Du Collège
Metro Station
De la Savane
Metro Station
Royalmount Avenue
Ferrier Street
Namur
Metro Station
CITY
OF CÔTE-SAINT-LUC
TH
NOR
Located to the south-west of the Décarie interchange, the zone targeted
by the PPU is bordered by two major highway axes in the Montreal road
network: the Metropolitan Autoroute (A40), which forms the main east-west
highway route across the Island of Montreal, and Autoroute 15 (A15), which
connects the northern and southern suburbs of Montreal. The PPU zone is
also bordered by the boundaries of the boroughs of Saint-Laurent on the
north and Côtes-des-neiges - Notre-Dame-de-Grâce on the south.
The PPU zone covers an area of about 70 hectares and is precisely defined
by the following boundaries:
TOWN
OF MONT-ROYAL
■■
ON THE NORTH by the Metropolitan Autoroute (A40);
■■
ON THE EAST by the Décarie Interchange and the rear boundary
lines of the lots fronting on the southbound service lane of the
Décarie Expressway ;
■■
ON THE SOUTH by Ferrier Street;
■■
ON THE WEST by a portion of the rear boundaries of lots along the
southern part of the west side of Devonshire Street. Further south,
Devonshire Road becomes the PPU boundary line.
NOTE TO THE READER: References to the points of the compass given in
this document are based on the geographic coordinates people commonly
use to orientate themselves in the Montreal area, and not on geographic
(true) north.
BOROUGH OF
CÔTE-DES-NEIGESNOTRE-DAME -DE-GRÂCE
2
CHARACTERISTICS
OF THE ZONE
INTERVENTION CONTEXT
The zone forms an integral part of the Town of Mount
Royal’s industrial sector, which covers 205 hectares, or
about 35% of the Town’s total surface area. The Canadian
National (CN) railway line splits the industrial sector into two
separate sections, and there is no road axis that connects
the eastern part to the western part. In 2015, the entire
industrial sector had 440 businesses employing 12,009
people, distributed among 125 buildings, with a total floor
area of 10 million square feet (929,030 m2).
NO
RTH
The structural organization of the industrial sector has
changed profoundly over the last ten years. Most of
the businesses now established within the sector are
wholesale businesses and distribution centres, taking the
place of the traditional manufacturing industries that in the
past were present in greater numbers. Aware of this new
trend, the Town of Mount Royal has been supporting local
initiatives, particularly the Quartier Design Royalmount,
which encourages the establishment of new businesses
specializing in design and decoration within the industrial
sector. Incidentally, players in the area and the municipal
authorities have strengthened this dynamic by supporting
this growing demand. Thus within the intervention zone,
the urban dynamic is now marked by a change in activities,
particularly along Royalmount Avenue and on Devonshire
Street. Here we see the gradual replacement of traditional
industrial uses by commercial activities and services. This
new destination is thus benefitting from expertise in interior
design - there are currently about sixty businesses involved
in design, furniture and lighting, to name just a few. We also
see an increase in the number of major brand businesses
in the fashion industry, such as American Apparel, Le
Château, Dynamite, Garage and Manteau Manteau, which
are setting up their head offices or distribution centres in
the intervention zone.
The areas surrounding the PPU sector are showing strong signs of urban revitalization, which is
gradually taking place, especially east of the Décarie Expressway, with the development of the
Triangle Namur/Jean-Talon project (when completed, this project will provide 4,000 new apartments),
and to the south, with the conversion of the former Blue Bonnets Hippodrome into a mixed-use,
mainly residential development.
The intervention zone is also situated close to several structuring entities in the metropolis, such
as the Cité scientifique de Montréal, the Côte-Saint-Luc sorting yards, the Saint-Laurent campus,
the Éco-campus Hubert Reeves in the Technoparc de Montréal, and the Namur/Carré Décarie
commercial zone.
FINDINGS
■■ Surrounding areas are being revitalized
■■ Reorientation of the sector towards interior design and the fashion industry
within the PPU sector
?
ISSUE
■■ Revitalization of the sector in response to the new vocation of the surrounding
areas and on the periphery of the intervention zone.
Former Blue Bonnets
Modeling of the Triangle Namur/Jean-Talon Project
Source: flickr.com
Source: ville.montreal.qc.ca
ECONOMIC PORTRAIT
The Town of Mount-Royal’s Industrial Sector
Covering 35% of the territory of the Town of Mount Royal, the industrial sector generates close to half of the
Town’s tax revenues. It therefore plays a central role in terms of income from taxes. Moreover, this industrial
sector provides just over 60% of all the jobs available within the municipality.
In 2015, the Town of Mount Royal’s industrial sector comprised:
440 BUSINESSES
12 009 JOBS
The jobs offered in the industrial sector in 2015 are distributed across four main sectors.
SERVICES AND ADMINISTRATION PRODUCTION AND MANUFACTURING
Includes all services offered to
thepublic and to businesses.
Comprises the on-site manufacture and
production of various goods.
RETAILS SALES
DISTRIBUTION CENTRES (WHOLESALE)
Direct sales
consumers.
of
goods
to
Businesses specializing in the unloading
and distribution of wholesale goods.
An analysis of the provenance of these jobs in the four economic sectors presented shows that their
distribution is virtually the same, both in the industrial sector as a whole and in the zone demarcated by this
PPU. The latter provides 3,651 jobs, representing 30% of all jobs counted in the Town of Mount Royal’s
industrial sector.
IINDUSTRIAL SECTOR AND PPU
TOWN OF MONT-ROYAL
9%
16 %
18 %
61 %
Service and administration
11 %
52 %
11 %
Retail sales
17 %
Distribution centres (wholesale)
Production and manufacturing
These figures demonstrate the major role played by the tertiary sector in the industrial sector of the Town of
Mount Royal.
Trends inindustrial activity in Montreal’s Centre-de-l’Île
GREATER METROPOLITAN REGION (2015)
315 225 345 FT²
OF FLOOR AREA
7.3 %
VACANCY RATE
MONT-ROYAL INDUSTRIAL SECTOR (AS AT APRIL 16, 2015)
10 000 000 FT²
OF FLOOR AREA
7.0 %
VACANCY RATE
The Town of Mount Royal’s industrial sector is keeping an eye on the metropolitan trend in terms of vacancy
rates in its industrial premises.
To reduce the vacancy rate and ensure that their premises will be leased, many owners are converting their
industrial spaces into commercial premises. In fact, the redevelopment of industrial buildings continues to gain
momentum, especially in the submarket of the Centre-de-l’Île, to meet the demand for new office, residential
and retail sales space. An eloquent example of this type of conversion can be seen in the former textile plants
in the Chabanel area. Building renovations, as well as their conversion into offices and stores, have breathed
new life into this sector. The neighbourhood is once again attractive. Current market conditions are pushing
owners of older industrial buildings to renovate and improve their properties in the hope of making them more
attractive in the eyes of users.
In the main, the Town of Mount Royal’s industrial sector was built in the 1950s and 1960s. The buildings
here were constructed to meet the needs of the manufacturing industry, which characterized the economic
conditions of that time. The resulting built environment therefore consists of many large buildings with
very large footprints, and these are still present on the site. Dividing these buildings into smaller spaces
will therefore allow more than one use per building, in line with the strategy seen across the job sectors in
Montreal’s Centre-de-l’Île with the purpose of reducing the vacancy rate in industrial buildings.
ECONOMIC PORTRAIT
Several initiatives have been undertaken to inject enthusiasm into the Town of Mount Royal’s industrial sector
and attract businesses there. One of these initiatives was the creation of the Quartier Design Royalmount
(QDR). These decisions have favoured the diversification of the industrial sector by including several
commercial uses, which encourages the establishment of new business as well as job creation.
Property owners need to understand that the needs in terms of floor area in relation to the largest economic
sector - services and administration - require smaller premises than those currently offered in the PPU zone.
Buildings with large footprints that were once needed for manufacturing uses no longer meet the criteria for
businesses that wish to choose Mount Royal as their home.
Nevertheless, the strategy of subdividing premises has its limits. The economic redevelopment of the industrial
sector must also find other means of action to create opportunities that benefit from structuring projects,
such as reviewing the regulatory framework and authorized uses in the PPU sector.
The diversification of uses and the requalification of vacant spaces in the zone defined by the PPU are thus
becoming major assets in the re-appropriation of the sector.
FINDINGS
■■ Tertiary economic sector dominates
■■ Current offer in available floor space does not reflect the needs of the
current market
■■ Sector represents a large portion of the tax revenue for the Town of Mount
Royal
■■ Similar vacancy rate to that of the Montreal region
?
ISSUES
■■ Diversification of uses
■■ Rental space offer that meets the needs of the market
■■ Consolidation and maintenance of the sector’s job hub
Sources:
Jones Lang LaSalle Services Immobilliers, Inc., Colliers International Montréal, CLD Les 3 Monts, Statistique Canada, Town of Mont-Royal (Web site).
URBAN FORM
STREET LAYOUT
The analysis of the street layout reveals the specificity of the industrial
environment, particularly the irregularity of the blocks and their sizes, which
were designed to meet the needs of the former heavy industry activities (large
spaces for manufacturing, loading, warehousing). The presence of immense
blocks and the construction of several buildings on the same lot greatly limit
permeability and accessibility in the sector, which has about 50 lots varying in
area between 1,000 m² and 44,500 m².
The street layout in the PPU zone was very much determined by the CN railway
tracks, several of which remain today, splitting the sector in two. The industrial
sector’s railway past preconditions the urban form, mainly in the northern
porion, which has practically no public roads crossing it. This situation is due to
the fact that previously, this area was served directly by the railway lines. This
area therefore remains very isolated, with few roads in or out, despite having
the A40 and the A15 right on its boundary lines
TH
NOR
BUILT ENVIRONMENT
The study of the built environment revealed buildings with
very large footprints, but with variations in terms of form
and placement on the lot, depending on the needs of the
businesses established there. Most of the buildings date
from the 1950s and 1960s.
The buildings are two and three storeys in height, except
for a few more recent structures along Décarie Boulevard.
These are higher density, and some rise to 7 storeys in height.
Functional architecture dominates the landscape in the
zone, and there are many blank façades. The architectural
design of the building is therefore undemonstrative and
offers little aesthetic appeal.
Several of these industrial buildings have been converted
a good many times to meet the evolving needs of the new
businesses with a commercial vocation (distribution centres
and wholesale businesses).
Nevertheless, in most cases, converting these buildings
gives rise to functional problems. In fact, several loading
areas that were originally designed for use alongside the
railway line were later re-used to accommodate heavy
vehicles, making them obsolete and not very safe. In addition,
the absence of a turning area on certain lots obliges trucks
to turn on the public thoroughfare, which hinders traffic
flow. Some front margins now serve as loading bays, which
compromises the aesthetic appeal of the façades and has
a negative effect on the establishment of various types
of businesses. Others have converted these margins into
parking areas, thereby creating even more hard surfaces in
the sector to the detriment of green zones.
However, it should be noted that there have been some
beneficial actions, such as the Town of Mount Royal’s support
for the revitalization of the industrial sector by the setting
up of a grant program for the renovation, modernization or
construction of industrial premises.
URBAN FORM
LAND USE
The land-use plans illustrate the presence of a variety of urban uses. Large
buildings house heavier activities related to manufacturing or distribution. A
few production or warehousing industries have now been established within
the large lots, such as Unilever and Dollarama.
Retails stores are concentrated along Royalmount Avenue and Devonshire
Street, supported by the establishment of the Quartier Design Royalmount.
For most of the stores that have set up in the PPU zone, the summary
conversion of former industrial buildings has allowed them to take advantage
of a strategic location close to the highway network, which provides direct
access to downtown Montreal. A variety of businesses share the buildings mostly services, administration and retail sales activities, including a few head
offices, all of which contribute to urban uses.
The profile along the glass gallery of Décarie Boulevard presents a somewhat
different built environment comprised of buildings that are between 2 and
7 storeys high. These more recent buildings house high tech businesses
such as Ericsson Canada. However, this company recently announced that it
was moving. Moreover, some of the buildings that form this glass gallery are
situated in the Borough of Côte-des-Neiges – Notre-Dame-de-Grâce.
*
De la Savane
Metro Station
Royalmount Avenue
Royalmount Avenue
Ferrier Steet
Ferrier Street
*
Headquater 115
115
Distribution Centre
TH
NOR
Devonshire Road
De la Savane
Metro station
Royalmount Avenue
De la Savane
Metro Station
Royalmount Avenue
Ferrier Street
Ferrier Street
115
LEGEND
Retail Sales
Namur
Metro Station
Namur
Metro Station
Devonshire Road
LEGEND
De la Savane
Metro Station
Devonshire Road
Devonshire Road
TH
NOR
115
Production and Manufacturing
Multiple Uses
Namur
Metro Station
Namur
Metro Station
*
Royalmount Avenue
De la Savane
Metro Station
*
Headquater
115
20 / SPECIAL PLANNING PROGRAM (PPU)
De la Savane
Metro Station
Royalmount Avenue
*
Ferrier Street
LEGEND
Devonshire Road
Devonshire Road
TH
NOR
Ferrier Street
Services and Administration
Namur
Station
- ROYALMOUNT SECTOR Metro
| TOWN
OF MONT ROYAL
115
Quartier Design Royalmount Establishments
Namur
Metro Station
URBAN FORM
LAND USE
Despite the combined efforts of the Town and the players involved in the
revitalization of the QDR zone, several lots remain empty and offer a real
opportunity for the redevelopment of the sector. The north-east portion
is largely unused and consists of lots devoted to off-street parking and
vacant wasteland. On the other hand, several imposing buildings offer
premises for rent. Initially built to house large production lines, these older
structures are not easy to convert or to divide into smaller premises.
As for green spaces and public areas, they seem non-existent in this part
of the Town, and the open spaces on the lots of most establishments
are devoid of any landscaping features. In addition, large areas of
hard surfaces in this part of the industrial sector, the form of the built
environment and the presence of major highways all help to create large
heat islands that affect the quality of the environment.
Vast parking areas characterize the north-east portion of this sector
LEGEND
Coolest
Cool
Average
Warm
Hot
A few premises remain vacant
The heat island map demonstrates the strong presence of heat
islands
Source : donnees.gouv.qc.ca
PPU Zone
Devonshire Road
3
1
VACANT LOTS of
5000 m² to 40 000 m²
TH
NOR
2
De la Savane
Metro Station
86 630 ft² (8 048 m²)
of PREMISES TO RENT
Royalmount Avenue
4
as of April 16, 2015
Ferrier Street
115
1
3
Namur
Metro Station
2
4
URBAN FORM
FINDINGS
■■ Sector has poor permeability with huge heat islands
■■ Street layout helps to create isolated areas
■■ Built environment consists of structures with large footprints and of little architectural value
■■ Gradual transition from industrial activities, distribution and warehousing to retail stores and
offices
■■ Several lots in the north-east portion are vacant
?
ISSUES
■■ Revitalization of the sector in line with the new needs of businesses orientated towards
tertiary uses
■■ Densification of the built environment
■■ Creation of public and green spaces
■■ Improving access to and within the sector
TRANSPORTATION CONDITIONS AND VEHICULAR ACCESS
VEHICULAR ACCESS
Located in the south-west quadrant of the Décarie Interchange close to the Côte-de-Liesse
Interchange, the sector experiences very dense, and frequently congested, car traffic.
In fact, thousands of drivers travel through the Décarie Interchange highway hub, which logs major
traffic flows. Situated 10 km from Montreal’s downtown, and the same distance from the PierreElliot-Trudeau International Airport, this portion of the Town, while in a precarious situation in terms
of accessibility, enjoys a strategic location in the region.
The configuration of the road network, in particular the elevated structure for the A40, the trench
structure for the A15 and the dead-end streets in the sector, means that users must have good prior
knowledge of how to access the site.
DÉCARIE INTERCHANGE
280 000 vehicules per hour
FROM THE NORTH
FROM THE SOUTH
Devonshire Road
Devonshire Road
TH
NOR
De la Savane
Metro Station
De la Savane
Metro Station
Royalmount Avenue
Royalmount Avenue
Ferrier Street
Ferrier Street
Namur
Metro Station
Namur
Metro Station
FROM THE EAST
FROM THE WEST
De la Savane
Metro Station
Devonshire Road
Devonshire Road
TH
NOR
De la Savane
Metro Station
Royalmount Avenue
Royalmount Avenue
Ferrier Street
Ferrier Street
Namur
Metro Station
Namur
Metro Station
VEHICULAR ACCESS
•
•
North-south axis connects to the street from Côte-deLiesse;
Provides a limited physical link, southbound only, with the
Borough of Saint-Laurent.
DEVONSHIRE ROAD
DEVONSHIRE ROAD :
ROYALMOUNT AVENUE :
•
•
•
East-west artery across Décarie Expressway that
connects with the de la Savane Street;
Provides a link with the Borough Côte-Des-NeigesNotre-Dame-de-Grâce;
West-bound, it ends in a dead end near the CN
installations.
ROYALMOUNT AVENUE
TH
NOR
ROYDEN ROAD :
•
•
Sole north-south axis serving part of the north-east
portion;
Ends in a dead end in the parking belonging to Ericsson.
•
•
ROYDEN ROAD
FERRIER STREET :
Southern boundary of the intervention zone;
East-west axis ending in a dead end further west, it
crosses the Décarie Expressway to Mountain Sights
Avenue.
FERRIER STREET
In addition, several highway projects will provide neighbouring boroughs and towns with easy
access to the sector via Royalmount Avenue, with the proposed connection for Cavendish
Boulevard. This new link will facilitate travel between the PPU zone, the City of Côte-Saint-Luc
and the Borough of Saint-Laurent, as well as de-isolating the western portion of the Town of
Mount Royal’s industrial sector. However, a traffic study would need to be carried out to measure
the impacts on traffic for this proposed link.
Moreover, the proximity of highway infrastructures creates certain nuisances, such as noise, air
pollution, dust, light pollution from highway illumination, and the heat island effect.
Trucking
The trucking map for the Montreal Urban Agglomeration shows that unlimited heavy vehicle traffic
is authorized on the network of roads in Mount Royal’s industrial sector. The heavy concentration
of industrial and commercial activities in the sector creates much traffic (trucks and cars) that
continues at all times of the day and night. In addition, some trucks must turn on the public
thoroughfare itself because of insufficient space on private properties, thus interfering with the
flow of traffic.
PUBLIC TRANSIT AND ACTIVE TRANSPORTATION
The intervention zone for the PPU is located close to the De la Savane
Metro station situated to the east of the Décarie Expressway. To reach
the sector is a ten-minute walk. Pedestrians can cross the highway using
Royalmount Avenue. The Namur Metro station also borders the A15
further to the south. It is possible to reach the sector via Paré and Ferrier
streets, or Royalmount Avenue (de la Savane), which crosses over the
A15. This Metro station will provide public transit service for the Blue
Bonnets and Triangle Namur/Jean-Talon projects.
The Société de transport de Montréal (STM) also runs several bus lines
on the periphery of the sector. However, Line 115 is the only one serving
this portion of the sector. The circuit only operates during peak times - 6
a.m. to 6 p.m., Mondays to Fridays.
The following bus circuits serve the surrounding areas:
• 17 - Décarie
• 100 - Crémazie
• 460 - Metropolitan Express
Conditions for active transportation are somewhat rudimentary.
While most of the streets in the sector have sidewalks on
either side of the street, the absence of green space and
planting along the public thoroughfares and the lack of any
rhythm in the façades make active travel uninteresting. These
conditions affect the perception of pedestrians in relation to
the distances to be walked. Even so, there is a large amount
of pedestrian traffic here, due to the types of activities in
the sector that often require large numbers of employees
engaged in shift work.
There is no formal bike path or signage in the sector for travel by
bicycle, so cycling is not encouraged. Moreover, heavy vehicles
and cars already share the road in this area, making it less
conducive to active transportation
Car-sharing systems such as Car2Go and Communauto are not
available within the industrial sector.
115
Devonshire Road
73 76 100 115 220 460
115
Royalmount Avenue
Ferrier Street
17
115
De la Savane
Metro Station
115
Namur
Metro Station
92
LEGEND
Radius of 800 m around the site
(= 10 minutes walking time)
STM bus line
Bus line that crosses the sector
PPU zone
TH
NOR
FINDINGS
■■ Sector characterized by heavy traffic and complex accessibility
■■ Roads are open to trucking at all times
■■ Bus line that serves the area is available only on weekdays during peak times
■■ De la Savane Metro station is close by
■■ Conditions for active transportation are precarious
?
ISSUES
■■ Introduction of safe, active mobility
■■ Introduction of good links to Metro stations
■■ Increase in the frequency and number of bus lines
■■ Coexistence of trucking and the current and future activities in the sector
■■ Sharing of the road by the various users
■■ Reducing nuisances
OPPORTUNITIES
The findings and challenges raised previously have shed light on the various opportunities and
constraints associated with the economic redevelopment and revitalization of the sector. When
summarized, they point to the key factors that must be considered in the thought process.
1_STRATEGIC POSITIONING OF THE SECTOR IN MONTREAL’S CENTRE-DE-L’ÎLE
■■
Proximity to two major highway axes (A40 and A15);
■■
Proximity to downtown Montreal and to the Pierre-Elliot Trudeau International Airport (10 km).
2_EXCELLENT CONDITIONS FOR VISIBILITY
■■
The north-east portion has the advantage of being an important showcase for the sector.
3_REVITALIZATION OF THE SECTOR
■■
New redevelopment projects (Triangle Namur/Jean-Talon and former Blue Bonnets hippodrome) close
by, which will attract several thousand new residents);
■■
Increased presence of commercial activities in place of heavy industry;
■■
Local initiatives, such as the Quartier Design Royalmount, to consolidate commercial uses related to
interior design and the fashion industry.
4_AVAILABILITY OF LAND IN THE SECTOR
■■
Presence of large vacant land sites or large blocks used for parking.
5_PROXIMITY OF PUBLIC TRANSIT INFRASTRUCTURES
■■
De la Savane Metro station is situated close to the sector;
■■
A few bus lines serve this portion of the zone.
CONSTRAINTS
1_ISOLATION OF THE SECTOR
■■
Highway structure is trenched (A15) and elevated (A40);
■■
Poor access in and out of the area caused by the absence of through streets and the
presence of huge lots .
2_ ACCESSIBILITY IS COMPLEX FOR ALL TYPES OF USERS
■■
Little direct access from major highways;
■■
Use of streets by heavy vehicles (trucks) and cars;
■■
Need to cross over the A15 Expressway to reach the De la Savane Metro station;
■■
Absence of infrastructures devoted to active transportation; immediate environment is not
user-friendly for active users.
3_MANAGEMENT OF HIGHWAY NUISANCES
■■
Noise, dust, air pollution, lighting and heat islands.
4_OBSOLESCENCE IN THE FUNCTIONALITY OF THE URBAN FABRIC URBAN FABRIC
■■
De-structured urban fabric;
■■
Buildings with large footprints (high lot coverage rate), which makes them difficult to convert
and meet the evolving needs of new types of activities (parking, loading);
■■
Functional architecture sometimes presents blank walls and rudimentary aesthetics.
3
DEVELOPMENT
VISION
VISION
The development vision reflects the image desired for the Royalmount Sector. It is based on
the findings in the territory studied. Moreover, it serves as a guide for planning the type of
development desired by the community and the municipal authorities. The challenges raised
will be addressed in terms of the guidelines established by this vision.
This vision is broken down into orientations, objectives and methods to allow the municipal
authorities to plan and prioritize the actions to be taken over the coming years.
FOR AN ENVIRONMENT TO PROSPER,IT NEEDS A
‘‘ FLOURISHING,
SUSTAINABLE ECONOMY, ORIENTED
Source: archplatforma.ru
Source: archdaily.com
‘‘
TOWARDS A MULTI-USE VOCATION
Source: landezine.com
4
DEVELOPMENT ORIENTATIONS &
OBJECTIVES
DEVELOPMENT ORIENTATIONS AND OBJECTIVES
ORIENTATION 1_ ENRICH URBAN FUNCTIONS IN THE SECTOR BY DIVERSIFYING
THE USES AUTHORIZED
The goal of this orientation is to increase the number and types of uses to be authorized in the sector. In
this way, the Town will be in a position to diversify its economy and thus satisfy the needs of its residents
and the economic market. In addition, it will create opportunities for redeveloping the sector’s economy.
The harmonious coexistence and the complementarity of the uses are highly desirable assets.
OBJECTIVE 1.1
Diversify economic activities, thus providing for the establishment of new types of businesses in the
sector.
OBJECTIVE 1.2
Strengthen the commercial vocation of the Quartier Design Royalmount (QDR).
ORIENTATION 2_ OPTIMIZE THE EFFICIENCY OF THE ROAD NETWORK TO FACILITATE
MOTORIZED TRAVEL AND ACCESS TO THE SITE
Several challenges point to issues related to traffic and access to the site. This second orientation offers
solution pathways, to avoid overloading the network, both on existing roads and on proposed routes, and
to improve conditions for vehicular access.
OBJECTIVE 2.1
1
Ensure smooth traffic flow by means of a permeable
street layout and an easily accessible parking
network.
OBJECTIVE 2.2
Increase access to the site from highways.
OBJECTIVE 2.3
Meet the needs for the delivery and transportation
of merchandise.
1
Dynamic road signage system,
Source: www.lacroix-signalisation.com
2
3
4
5
6
2
Mixed-use building, Philadelphia
Source: inhabitat.com
3
7
Simons Center Park, New York, USA
4
Elevated parking garage, Miami, USA
Source: dezeen.com
5
Simons Center Park, New York, USA
6
Street development, Victoria, Australia
7
Street design, Barcelona, Spain
Source: afasiaarq.blogsport.com
ORIENTATION 3_ MAXIMIZE THE USE OF VACANT SPACES BY INTENSIFYING ECONOMIC
ACTIVITIES
The aim of this orientation is to develop and revitalize the vacant spaces bordering the major highways as well as those
across the sector. These activities, and the form of the built environment, will energize this area while respecting the existing
character.
OBJECTIVE 3.1
Increase the potential for redevelopment on all lots in the Royalmount Sector by restricting the minimum floor area ratio
(total building surface area divided by the lot surface area) to 0,5 without exceeding 5.
OBJECTIVE 3.2
Allow greater flexibility for the permitted height by establishing the minimum permitted height to 5 metres and the maximum
to 80 metres.
OBJECTIVE 3.3
Favour reduced building setbacks from the public road in order to create an animated urban area.
ORIENTATION 4_ GIVE PUBLIC TRANSIT A SIGNIFICANT ROLE WHEN PLANNING THE SECTOR
This means increasing public transit services in order to
facilitate and diversify the travel methods for reaching
the sector. Several developments and stakeholders will
need to become involved in the planning for public transit,
to guarantee the existing service and make the sector
accessible.
1
OBJECTIVE 4.1
Increase the offer in public transit.
ORIENTATION 5_ CREATE A FAVOURABLE
ENVIRONMENT FOR ACTIVE TRAVEL
Planning for travel must include urban facilities that
encourage active transportation. Planning for active
travel is based on continuous journeys and installations
suited to travelling for all active users.
OBJECTIVE 5.1
Develop a safe, user-friendly active transportation
network.
1
Landscaped bridge, Vancouver, Washington, USA
Source: jonesandjones.com
2
3
5
4
2
Multi-use building, Eindhoven, Netherlands
3
Share road, Ottawa, Canada
Source: flickr.com
4
Pedestrian installation, Melbourne, Australia
5
Bike rack
Source: urbisonline.be
ORIENTATION 6_ DEVELOP A PROSPEROUS NEIGHBOURHOOD WITH A DISTINCTIVE
SIGNATURE
The attractiveness of a sector depends, in particular, on the physical design of the space. The aim of this final
orientation is to give the sector a unique signature through the use of innovative and distinctive urban planning
procedures and contemporary architecture, and by promoting actions for sustainable development. Thus the
PPU for the Royalmount Sector must be designed to meet standards of quality that will ensure that it becomes a
beacon for the entire metropolitan region.
OBJECTIVE 6.1
Emphasize the sector’s entry points to offer exceptional visibility.
OBJECTIVE 6.2
Encourage the creation of public spaces that favour social interactions.
OBJECTIVE 6.3
1
Support the development of innovative architecture.
OBJECTIVE 6.4
Promote the use of ecological and sustainable construction
methods.
OBJECTIVE 6.5
Ensure that new developments located near the highways
are protected from noise.
1
Mixed-use building, Jiangsu, China
2
3
4
5
6
4
Design of a public square, Beer-Sheva, Israel
Source: landzine.com
5
2
3
Source: Flickr.com
Public square, New York, USA
Source: fieldoprations.net
Hotel, Hong Kong,China
Source: designboom.com
Art garden, New York, USA
6
Artistic structure, Mildura, Australia
Source: worldlandscapearchitect.com
5
IMPLEMENTATION
DEVELOPMENT INTERVENTIONS
A variety of actions are suggested in this chapter in order to implement the development vision, once the
development orientations and objectives have been defined. The interventions proposed will have to be
in conformity with certain regional and local planning documents, such as the Land Use Planning and
Development Plan of the Urban Agglomeration of Montréal (SAD) and the Town’s Planning Program. The
main interventions will concern:
•
•
•
•
•
•
Land use;
Street layout;
Active transportation network;
Public transportation network;
Green spaces;
Other strategies and studies.
LAND USE PLANNING AND DEVELOPMENT PLAN OF THE URBAN AGGLOMERATION OF
MONTRÉAL (SAD)
Article 4.8.3.4 of the Plan stipulates that for a lot in the strategic planning sector or a lot that is the subject of
a special planning program (PPU), the planning regulations of a municipality […] must state that such a lot or
portion of such a lot situated within 300 m of the right-of-way of a major highway or of an express lane, railway
and roadway with heavy traffic flow, and adjacent to this right-of-way may not be occupied by:
•
•
•
A residential use;
One of the following public or institutional installations if the noise level, within the building or part of the
building in which the use is carried out, is greater than 40 dBA Leq (24hr):
• Library;
• Residential and long-term care centre;
• Child and Youth Protection Centre;
• Rehabilitation centre;
• Health & Social Services Centre;
• Hospital;
• School;
• Cultural institution, such as a place of worship or a monastery or convent;
• Day care.
An area for relaxation at ground level outside the building if the noise level outside the building is greater
than 55 dBA Leq (24h).
PLANNING PROGRAM _LAND USE
The Planning Program for the Town of Mount Royal identifies ten land uses, one of which is the “industrial”
use that applies to the Town’s entire existing industrial sector. The uses authorized within this land use can be
broken down into uses that are in the main associated with industry, manufacturing, assembly, distribution and
other related uses.
The re-energizing of this sector suggested by the Royalmount Sector PPU involves adding commercial uses
to the industrial uses already authorized. As the Planning Program does not include any land uses associated
with these uses, and the development vision that guided the preparation of this detailed planning exercise is
based on a multi-use vocation, the PPU for the Royalmount Sector is introducing a new land use: the “multiuse” use. This land use authorizes the following uses:
DOMINANT USES :
OPTIONAL USES :
Commercial Uses
• Retail stores
• Personal services
• Business offices
• Big-box stores
Commercial Uses
• Car dealerships
• Wholesale outlets
• Utilitarian uses
Industrial Use
• Manufacturing or assembly
Industrial Uses
• Research and development
• Distribution
• Warehousing
• Business services
Public Uses
• Green spaces
• Game and sports equipment
• Public administration
• Municipal workshops, waste snow
• Teaching
• Lodging
STREET LAYOUT
Access to the Royalmount site will be improved through a series of operations aimed at increasing the
permitted number of links to reach it. Much greater permeability will be provided between the sector and the
neighbourhoods on its periphery.
The street layout to provide access to the interiors of the blocks will be designed so as to divide the traffic
flow amongst several entry points. These will be spread around the sector to offer better traffic flow and
to redistribute it at various points. In order to increase access to the sector, and reduce the possibility of
bottlenecks, simple, easy-to-read signage will allow users to orientate themselves. The street layout design
will limit the number of dead-end streets.
Any modifications to the street layout will have to take into consideration the needs of the businesses
already on the site, in terms of delivery of goods and merchandise, and parking. Thus any decisions related to
interventions on the street layout will be made in collaboration with the players in the area, the Town and the
parties involved.
points to the site from the major
highways. Traffic studies will need to
be carried out to ensure smooth traffic
flows on the lanes leading to and from
these access points and for existing
and projected traffic loads.
Devonshire Road
Example of the division of access
: Pedestrian link
Royalmount Avenue
ACTIVE TRANSPORTATION NETWORK
The active transportation network must be complementary to the public transit and vehicular networks in
order to facilitate modal transfers. Multi-use paths will cross the sector. They will serve all of the intervention
zone. Moreover, when the surrounding residential developments such as the Triangle and Blue Bonnets are
complete, safe active links could connect all these zones to create an extensive active network.
PUBLIC TRANSIT NETWORK
New bus routes will criss-cross the sector. Their connection point will be a pick-up and drop-off bay where
the road network converges with the active transportation network. This modal transportation point could be
directly linked via a safe passageway to the proposed entrance shelter for the De la Savane Metro station,
which will be situated on the west side of Décarie Boulevard.
This active transportation network could be organized so that it connects with the future public transit network,
which will be planned in parallel with the construction of the Triangle and Blue Bonnets residential developments.
Thus the Royalmount Sector will increase its permeability to and from surrounding neighbourhoods with the
help of public transit.
GREEN SPACES
The current site has few green spaces. The redevelopment of the Royalmount Sector will need to offer quality
vegetation cover. This landscaping should include a variety of native plants that will help to minimize the heat
island effect.
These areas of planting will become places in which sector workers and users can socialize and relax. They
will be distributed across the neighbourhood to be revitalized, and will be linked by means of the future active
transportation network. Distinctive street furniture and WIFI hotspots will be dotted around in this planted
network to make it an area for leisure activities and gatherings. To make sure these new installations are
sustainable, various techniques for managing run-off, minimizing heat islands and promoting the construction
of ecological buildings may be incorporated into the by-laws.
The next page offers suggestions for planting treatments that will increase and structure the urban landscape
and promote the construction of an ecological, sustainable environment.
ORNAMENTAL PLANTING
The goal of this treatment is to mark thresholds and public
spaces (neighbourhoods, junctions, etc.) by creating colourful
accents that draw attention to the plays of shapes and textures.
This treatment uses little surface area compared to other
treatments. The selection of plant species must meet the
following criteria:
•
•
•
•
•
•
Tolerant of urban conditions;
Herbaceous plants and/or shrubs;
Low in height to allow clear views;
Mix of species to provide continuous blooming;
Ability to spread to cover the ground;
Low maintenance.
Planting bed with a mix of flowering
herbaceous plants
Source: americaforests.org
Planting bed with grasses and trees
Source: flickr
ROWS OF TREES
Treatment for adding structure to the road axes with straight
rows of deciduous trees. Tree species must vary within the same
row to minimize any damage caused by disease or destructive
insects. This variation can be done by planting groups of trees
of different species. Species selection must meet the following
criteria:
•
•
•
•
Central median
Source: gardenbook-ks.com
No fruit production / low maintenance;
Fast growing;
Tolerance for de-icing salt, pollution and compaction;
Uniform shape, straight trunk.
Planted avenue
Source: blogs.rochester.du
GREEN WALLS
This is a vertical planting system using climbing plants aided by
a structural support or unaided. Species selection must meet
the following requirements:
•
•
Rapid, vigorous growth;
Tolerance for salt spray and pollution.
Architectural green wall
Source: webcoist.momtastic.com
INTERVENTIONS APPLICABLE TO THE BY-LAW CONCERNING MUNICIPAL WORKS AGREEMENTS
A General Development Agreement for the Royalmount Sector could be drawn up for carrying out the infrastructure
and municipal facilities work necessary for the economic development of the sector.
This agreement must:
• Define the field of application for, and the aim of, the agreement;
• Determine the target zones, as well as the categories of structures, lots or work involved;
• Establish the phases for development;
• Indicate the division of responsibilities and costs associated with the implementation of the project amongst the
stakeholders involved.
PROGRAM FOR THE ACQUISITION OF IMMOVEABLE PROPERTY
The adoption of a Special Planning Program (PPU) in a central part of the Town of Mount Royal will allow the
municipal authorities to equip themselves with financial and legal instruments such as a Program for the Acquisition
of Immoveable Property. This will allow the Town to acquire, piece by piece through expropriation, any property
situated within the boundaries of the PPU, for the purpose of implementing this PPU. The Town may also transfer
or lease these properties for the purposes listed in the present PPU.
In parallel to this program, during the planning process for the development of the sector, the Town may legally
reserve land for public purposes for an initial period of two years. This is renewable for two further years. Other
than repair or maintenance work, this reserve prohibits any construction, improvement or addition to the property
in question.
ADDITIONAL STUDIES TO BE UNDERTAKEN
The presence of major highway axes on the boundaries of the site to be revitalized brings with it sources of sound
nuisances. By carrying out an acoustic study across the entire sector affected by this PPU, these ambient noise
levels could be evaluated and quantified.
The results of the study would identify the measures required to ensure that the thresholds set out in the Politique
sur le bruit routier (policy on road noise) from the Ministère des Transports du Québec (MTQ) and those included
in the Land Use Planning and Development Plan for the urban agglomeration of Montreal (SAD). This study will
therefore help in the installation of user-friendly, public spaces publics that respect the regulatory parameters
established by these two documents.
A traffic study and an environmental study will widen the Town’s knowledge about these two aspects associated
with revitalizing the sector. As a result, concrete and qualitative corrective measures could easily be made to the
sector, greatly improving the quality of all the projects planned.
In addition, a characterization study of existing public infrastructures should be carried out to make sure that every
revitalization and development project meets the service and retention capacities of the water supply, wastewater
and stormwater systems.
ACTION PLAN
The action plan summarizes the objectives by associating them with concrete actions for development, measures for
intervention, partners and timetables.
ORIENTATION 1
ENRICH THE URBAN FUNCTIONS OF THE SECTOR BY DIVERSIFYING THE USES AUTHORIZED
Objective 1.1 Diversify economic activities, thus providing for the establishment of new types of businesses in
the sector
ACTIONS
Authorize new commercial and recreational uses.
MEANS
• Zoning by-law
PARTNERS
• Town of Mount Royal
Objective 1.2 Strengthen the commercial vocation of the Quartier Design Royalmount
• Encourage the establishment of stores and services that are • Zoning By-law
complementary to design industry;
• Support real estate development projects associated with the • Aid program for the
types of businesses in the QDR.
renovation/construction of
projects in the QDR
• Private partners
ORIENTATION 2
OPTIMIZE THE EFFICIENCY OF THE ROAD NETWORK TO FACILITATE MOTORIZED TRAVEL AND ACCESS
TO THE SITE
Objective 2.1 Ensure smooth traffic flows by means of a permeable street layout and an easily accessible
parking network
ACTIONS
MEANS
PARTNERS
• Encourage projects that will link streets, especially the north • Subdivision By-law
and south liaison of Cavendish Boulevard and the western
end of Jean-Talon Street, which connects the sector to the • Zoning By-law
Borough of Côtes-des-Neiges - Notre-Dame-de-grâce, the
City of Côtes-Saint-Luc and the Borough of Saint- Laurent;
• Traffic study
• Optimize the synchronicity and programming of existing traffic • Sustainable Mobility Plan
lights in preparation for the increased vehicular load;
• By-law concerning traffic
• Reconfigure Royalmount Avenue and its intersections with
and parking
Royden Road and Devonshire Road;
• MTQ
• City of Montreal
• Create effective directional signage to help users of the
sector find their way about;
• Create a street design that favours local circulation: the
installation of narrower rights-of-way, planting beds along
sidewalks and traffic calming measures;
• Limit the number of dead-end streets;
• Promote the construction of indoor and outdoor parking
garages with several levels;
• Design a dynamic signage system to indicate the direction,
distance and number of parking spaces available by means of
panels placed along traffic lanes.
Objective 2.2 Increase access to the site from the highways
• Create new vehicular access from highway lanes and manage • Traffic study
them by installing signage that promotes smooth traffic flows.
• MTQ
ACTION PLAN
ORIENTATION 2
OPTIMIZE THE EFFICIENCY OF THE ROAD NETWORK TO FACILITATE MOTORIZED TRAVEL AND ACCESS
TO THE SITE
Objective 2.3 Meet the needs for the delivery and transportation of merchandise
ACTIONS
• Set limits on delivery periods and routes to minimize the
impacts of trucking during peak times;
• Prioritize certain traffic routes on the periphery for the
transportation of merchandise.
MEANS
PARTNERS
• Traffic study;
• Sustainable Mobility Plan;
• Urban Agglomeration
of Montreal.
• By-law concerning traffic
and parking.
ORIENTATION 3
MAXIMIZE THE USE OF VACANT SPACES BY INTENSIFYING ECONOMIC ACTIVITIES
Objective 3.1 Increase the potential of redevelopment on all lots in the Royalmount sector by restricting the
minimum floor area ratio (total building surface area divided by the lot surface area) to 0,5 without exceeding 5
ACTIONS
• Add a chapter on integrated projects to the Zoning By-law;
MEANS
• Zoning By-law;
PARTNERS
• Increase density and height alongside highway traffic axes;
• By-law concerning a
specific construction,
• Increase the number of commercial and recreational uses
alteration and occupancy
authorized alongside highways;
proposal for an immovable
(PPCMOI).
• Authorize the installation of structuring and large-scale
projects along the highway gallery.
Objective 3.2 Allow greater flexibility for the permitted height by establishing the minimum permitted height to
5 metres and the maximum to 80 metres
• Increase the permitted height along the highways.
• Zoning By-law;
• PIIA By-law.
Objective 3.3 Favour reduced building setbacks from the public road in order to create an animated urban area
• Reduce the building front setback in accordance with the type • Zoning By-law;
of use.
• PIIA By-law.
ORIENTATION 4
GIVE PUBLIC TRANSIT A SIGNIFICANT ROLE WHEN PLANNING THE SECTOR
Objective 4.1 Increase the offer in public transit
ACTIONS
MEANS
• Increase the frequency, time slots and number of bus lines in • Sustainable Mobility Plan
the sector;
PARTNERS
• Encourage the construction of a new entrance shelter for the
De la Savane Metro station west of the A15;
• STM
• Structure the public transit network by means of signage and
facilities that complement the bus service;
• Communauto, Car2Go
• Offer car-sharing service points.
ORIENTATION 5
CREATE A FAVOURABLE ENVIRONMENT FOR ACTIVE TRAVEL
Objective 5.1 Develop a safe, user-friendly, active transportation network
ACTIONS
MEANS
• Install bike paths in continuity with the regional bike path
network;
PARTNERS
• Zoning By-law;
• Active Mobility Program;
• By-law concerning Traffic
and Parking.
• STM
• Provide continuity in pedestrian links;
• Favour the construction of sidewalks wide enough for
pedestrians to travel comfortably;
• Vélo Québec
• Put pedestrian crossing phases in place when programming
traffic lights;
• Design visible pedestrian crossings equipped with safe
waiting areas;
• Provide safe and facilitate access to the De la Savane Metro
station.
ACTION PLAN
ORIENTATION 6
DEVELOP A PROSPEROUS NEIGHBOURHOOD WITH A DISTINCTIVE SIGNATURE
Objective 6.1 Emphasize the sector’s entry points to offer exceptional visibility
ACTIONS
MEANS
• Encourage the construction of buildings that make a positive • Zoning By-law;
contribution to the visual aspect of the highway gallery;
• By-law concerning Site
• Mark access points to the sector with landscaping or with
Planning and Architectural
artistic or leisure installations;
Integration Programs
(PIIA);
• Provide this sector with distinctive signage for visual
identification.
• Design of distinctive
signage.
PARTNERS
Objective 6.2 Encourage the creation of public spaces that favour social interactions
• Identify opportunities for installing public sites and park
areas;
• Favour the creation of a style of street furniture and
distinctive lighting for the Royalmount Sector;
• Zoning By-law;
• Design competition
for the development of
public squares and street
furniture.
• Encourage the installation of WI-FI hot spots throughout the
site.
ACTION PLAN
ORIENTATION 6
DEVELOP A PROSPEROUS NEIGHBOURHOOD WITH A DISTINCTIVE SIGNATURE
Objective 6.3 Support the development of innovative architecture
ACTIONS
MEANS
• Enhance the existing PIIA by creating a chapter for the
Royalmount Sector in regard to the following elements:
• Prioritizing the use of sustainable materials;
• Favouring as much fenestration as possible;
• Suggesting specific designs for landscaping;
• Regulating the criteria for signage.
• Zoning By-law;
• Adding provisions for the following themes:
• Lessening the visual impact of parking areas;
• Incorporating standards for universal access;
• Concealment of loading/unloading and storage areas.
• Special program to
help in the renovation /
construction of projects in
the QDR.
PARTNERS
• By-law concerning Site
Planning and Architectural
(PIIA);
• Encourage the renovation and maintenance of buildings.
Objective 6.4 Promote the use of ecological and sustainable construction methods
• Provide the Town with a strategy for the ecological
• Zoning By-law;
management of run-off water that incorporates the following
elements :
• By-law concerning Site;
• Use of permeable surface coverings or surfaces with a low
solar reflectance index;
• Planning and Architectural
• Installation of rain gardens and planted water gardens;
(PIIA);
• Construction of green roofs and walls.
• Encourage the use of energy-efficient equipment, such
as low-flow wastewater evacuation systems, geothermal
systems, solar panels and other energy saving systems.
• MDDELCC
• Feasibility study for
setting up a compensation
program to fund ecological
actions.
Objective 6.5 Ensure that new developments located near highways are protected from noise
• Minimize nuisances such as noise, dust, atmospheric
• Zoning By-law;
pollutants, visual and light pollution caused by proximity to
highways by installing mitigation measures related to:
• By-law concerning
• Building orientation, height and placement on the lot;
Sanitation, Safety, Peace
• Installation of devices with acoustic properties;
and Order.
• Incorporation of landscaping adapted to the environmental
conditions.

special planning program (ppu) - Ville de Mont

Transcription

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