URBAN PLANNING ADVISORY COMMITTEE – MINUTES – 348th meeting / Monday, October 7, 2024 at 5:30 p.m.

Zoning Bylaw – Modify residential zone boundaries in the Connaught Eco-district and better target commercial use requirements – 0, Joe-Gorman Street – Mitigomijokan Electoral District – Anik Des Marais

Questions, answers, and comments were formulated, concerning among other things:

• Disappointment that the request proposes a reduction in the number of commercial spaces;
• Inquiries on how to ensure the initial orientations of the eco-district are realized;
• The assessment that zone Ha-14-038 behind the Parc-O-Bus limits commercial development;
• A desire to avoid 'smart center' type commercial development;
• A desire for local commercial offerings;
• An organization like Rues principales could help with the commercial development of the neighborhood;
• Currently, no services are available near the neighborhood. Residents wish for the presence of local businesses;
• People who bought homes in this neighborhood also bought into the eco-district concept;
• Collaboration between the developer and residents seems good;
• If housing is built on the ground floor of buildings on Joe-Gorman Street, there is doubt they will ever be converted into commercial spaces;
• The belief that the commercial potential of the sector is underestimated;
• Support for the zoning amendment request would be granted if the developer could guarantee commercial continuity on Joe-Gorman Street;
• It is possible to build housing that is easily convertible into commercial spaces. Nevertheless, it is believed that it is preferable not to favor this approach;
• It is essential to ensure commercial continuity on the ground floor of buildings facing chemin d’Aylmer;
• The obligation for commercial continuity on the ground floor of buildings does not apply to the entire ground floor, but only to spaces facing the street to promote street animation;
• All low-impact commercial uses would be authorized in the commercial zone;
• It is preferable to set up commercial spaces on the ground floor of buildings on Joe-Gorman Street than on avenue de l’Hippodrome;
• The zoning already provides that 40% of the site will be dedicated to community, public, and recreational purposes.

R-CCU-2024-10-07/197

CONSIDERING THAT a request for a zoning bylaw amendment targeting zones Ha-14-020, Co-14-028, Ha-14-038, and Co-14-039 located near chemin d’Aylmer and Joe-Gorman Street has been filed; CONSIDERING THAT the request aims to modify the boundaries of zones Ha-14-020, Co-14-028, and Ha-14-038 in order to integrate the entirety of zone Co-14-039, which will be deleted; CONSIDERING THAT the request also aims to modify the specifications grid of zone Ha-14-038 in order to authorize all commercial uses of zone Co-14-039, which will be deleted; CONSIDERING THAT the request will allow for more flexibility in the development of the final phases of the Connaught project, because the obligation for commercial continuity on the ground floor, currently in effect in zone Co-14-039, will not be renewed in zone Ha-14-038; CONSIDERING THAT a note will be added to the specifications grid of zone Ha-14-038 in order to maintain the obligation for commercial continuity on the ground floor only for buildings with a facade on chemin d’Aylmer; CONSIDERING THAT this request is consistent with the orientations of the Plan d’urbanisme (Urban Plan), particularly regarding residential land use and the desired mix of uses near chemin d’Aylmer, a high-level public transit service axis; CONSIDERING THAT this Committee wishes to extend the obligation for commercial continuity on the ground floor to all buildings with a facade on Joe-Gorman Street as well;

CONSEQUENTLY, this Committee recommends that the council refuse an amendment to Règlement de zonage numéro 532-2020, in zones Ha-14-020, Co-14-028, Ha-14-038, and Co-14-039, in order to:

• Modify the boundaries of zones Ha-14-020, Co-14-028, and Ha-14-038 within the limits of zone Co-14-039;
• Modify the specifications grid of zone Ha-14-038 in order to add all commercial uses currently authorized in zone Co-14-039 and add a provision aimed at the commercial obligation on the ground floor of a building with a facade on chemin d’Aylmer.

As illustrated in the project analysis in the documents:

• Plan of zones targeted by the zoning bylaw amendment request – By the Service de l’urbanisme et du développement durable (SUDD) – Zones Ha-14-020, Co-14-028, Ha-14-038, and Co-14-039;
• Current and proposed zoning plan – By the SUDD – Zones Ha-14-020, Co-14-028, Ha-14-038, and Co-14-039;
• Proposed specifications grid of zone Ha-14-038 – By the Service de l’urbanisme et du développement durable (SUDD) – Zones Ha-14-020, Co-14-028, Ha-14-038, and Co-14-039.

UNANIMOUSLY NOT RECOMMENDED