MINUTES – PUBLIC – TERRITORY AND HOUSING DEVELOPMENT COMMISSION (CDTH) – 1st session 2025 – February 6, 2025 – 3:01 p.m. to 5:26 p.m.

Presentation of the Bylaw regarding Site Planning and Architectural Integration Programs (SPAIP) – Consultation and Recommendation

Élodie Bouchard, project coordinator for the SUDD (Urban Development Department), presented the Règlement relatif aux plans d’implantation et d’intégration architecturale (PIIA), its approach, and its new structure. The objective of the discussions was to obtain a recommendation from the CDTH (Territory and Housing Development Commission) to support this proposed framework to begin the regulatory drafting process, with entry into force scheduled for 2025.

Discussion Period

General Comments

A thank you was extended to Ms. Bouchard. The Chair recalled the procedures related to discussions within the framework of this joint session. This is an expanded consultative commission. The importance of this collaboration between commissions during the session was highlighted. The cross-functional nature of the processes and subjects was emphasized. The minutes of the lead commission will reflect all discussions and deliberations. A reminder was given that it is the role of the lead commission to issue a recommendation, if applicable.

For some, it seems more complex to identify the implementation stages of the PIIA although the guidelines echo the various objectives. Targeted meetings with partners will be appreciated and will generate interest among organizations. It was requested that environmental partners also be met. Members and guests wished to clarify the next steps. The Chair of the CDTH explained that he is following the file closely and will communicate these to Mr. Bureau, Chair of the CELCC.

The Department explained that targeted meetings will be organized with various partners and organizations, including those in the environment, heritage, and local association sectors. These will allow for the validation of certain proposed guidelines. A guide and tools are also being developed to facilitate a common understanding of the PIIA.

At the request of the Vice-Chair, the Department specified that a presentation on the PIIA revision will eventually take place at the plenary committee.

PIIA, Integrated Projects, and Support

A question was asked as to whether the PIIA revision also concerns the revision of the regulations surrounding integrated projects (Chapter 3 – Master Plan)? If so, is it planned to have objectives and criteria related to their quality? These aspects are not currently taken into account in the current zoning bylaw. There is also a desire to know the criteria, particularly the relationship with neighboring buildings, that will be put in place during the construction of a building of 5 stories or more. It is necessary to properly measure and balance what is required of developers and designers in order to focus on the essentials to limit costs if possible.

Clarifications were requested regarding the transitional modalities or provisions that will be put forward following the adoption of the revised PIIA. There is also an attempt to clarify that when a project is subject to the PIIA, it means that it will have to be presented more than once to the decision-making bodies. A question was asked to understand what measures will be put in place to ensure that the PIIA has a real impact and makes a difference or a notable impact in the community.

The SUDD specified that integrated projects are included in the types of projects subject to a master plan (plan d’aménagement d’ensemble - 1st plan) which addresses issues of volumetry, positioning, and structure of public spaces. If these buildings are 5 stories or more, they will be subject to the 2nd phase of construction including architectural requirements, for example.

The Department explained that the definition of criteria will be discussed during targeted meetings with various partners. The Department also specified that it generally considers the issue of costs related to requirements. This question will be addressed during the targeted meetings. It was specified that there will certainly be specific provisions to be put in place during the transition to the new bylaw; these are not currently established and will be specified eventually.

The SUDD explained that the master plan presentation stage is to first discuss the major orientations of the project. This will allow for open and necessary discussions at the right time to provide more predictability and avoid setbacks and additional costs. The example of opening a street was given. This way of doing things will require constant communication with the developer and applicant to understand the intention, to adapt on both sides, and to work in collaboration. The pre-project process is therefore being reviewed to better support, listen to, and guide the applicant while having a better understanding of the intention. The support process is adapted up to the precise design of the project and the official passage to the CCU (Urban Planning Advisory Committee).

Eco-fiscal Tools

The importance of finding ways to act on the issue of climate change, including eco-fiscal measures to be integrated to act on adaptation to them, was recalled. Discussions regarding minimum parking standards were also recalled. The use of eco-fiscal tools is necessary and could be improved. Acting on the canopy, improving it, and agreeing on targets was discussed (canopy coefficient). The question of recognizing the ecological environment is important. A complete inventory at the level of flora and the human environment is desired. It was emphasized that the characterization of certain environments is not always possible currently given that some environments do not belong to the City. However, this should be looked into.

The SUDD recalled that the PIIA deals with site planning and architectural integration. It is a bylaw that is added to existing ones. It does not deal with zoning. The PIIA is a master plan that is added to the regulations already in place. Its impact is at a high level and is added to the regulatory components. In the case of the forest cover example, the PIIA improves practices and relies on the guidelines and regulations in place. The notion is integrated qualitatively and not quantitatively.

Alignment between Environmental Plans and the PIIA

There is a desire for eco-responsibility to be present and better defined within the framework of the PIIA. It would be important to make the link between projects and their impacts for the realization of the Climate Plan, including decarbonization, biodiversity, etc. There is a desire for the PIIA revision to strengthen resilience to climate change and environmental protection. The importance of continuing to protect woodlands around projects was emphasized.

The Department explained that within the framework of the PIIA, the environmental notion is cross-functional and is part of the concept of a complete living environment, just as it promotes human health and the strengthening of ecosystems. The way to properly communicate all of this is important and will be considered. The Climate Plan having been recently implemented, municipal bylaws, including those for urban planning, will have to be reviewed to ensure their consistency with the guidelines and the process of adaptation to climate change. The Department added that it is working to develop a standardized guide to facilitate the analysis of ecological studies so as to facilitate the application of the PIIA.

The Department specified that projects must integrate into the already built environment, particularly during reconstruction. Their impact must be analyzed and respect criteria. The wish is also to reduce the impact on woodlands. Issues of connectivity, ecological framework, or preservation are discussed as a first step for all projects presented and they are framed by various policies and regulations.

Height

Members would like to know how the choice of 5 stories was made? One also wonders if developers will propose less tall projects in order to avoid the additional steps related to the PIIA. Particular attention will have to be paid to current bylaws since not all projects will be subject to a PIIA. One also wonders if institutional infrastructures will also be subject to it?

The Department explained that the choice of height is based on literature reviews where "great height" and "small height" are considered and where it is brought back to the human experience. According to the urban design principle, the height of 4 stories and less is included in the "comfortable" threshold. As soon as there are 5 stories or more, this height gives a feeling of crushing. As for the impact, it will indeed be possible to propose projects meeting the zoning of 4 stories or less more easily and there will undoubtedly be more interest in doing so. However, larger-scale projects of 5 stories and more will require reflection, collaboration, and will be subject to the PIIA. In connection with the construction of institutional structures, specific features are planned.

Importance of Heritage

The benefit behind the application of heritage protection and its enhancement in order to preserve the environment was also emphasized. This is a step forward. At the PIIA level, the Department explained that the situation is being improved by enhancing the criteria, among other things, by strengthening the high-level enhancement of heritage. Certain specific criteria apply.

Oversight and Gas Stations

One wonders if it will still be possible to apply rules or a type of framework allowing the choice of the type of building that can be built in an area. The example of gas stations, where a discretionary process allows for the regulation of their implementation, was raised. The Department specified that there are already rules in place and that current zoning already limits the possible locations. This could be specified in the normative criteria.

Walkability

The importance of having cities made for walking was emphasized by a member. This aligns with the notion of complete living environments addressed in the PIIA. Straight lines to facilitate access and walking while protecting the natural environment are necessary. The Department does indeed take walkability into consideration within the framework of the PIIA; everything depends on the location of the project's insertion. The PIIA is a tool with an analysis grid, objectives, and criteria and allows for the search for balance.

Public Interventions Following the Presentation

The public having been invited to intervene or ask questions following the presentation, here are the questions addressed to the members of the CDTH in connection with the PIIA:

Intervention 1 - Christiane Therrien, citizen and representative of the residents' association Les amis de Wychwood

Ms. Therrien wonders why Wychwood, having a great natural heritage, is still not the subject of a specific PIIA to recognize its unique character and highlight it. This had already been requested in the past. Even if the zoning recognizes it, why would a natural PIIA not be possible in this case? Ms. Therrien would also like to understand why the criteria are not weighted. Also, does a PIIA exist and cover affordable housing buildings?

The Department explained that the PIIA is not specifically at the level of natural heritage. The approach taken by the City is at the level of the building and construction. The protection and enhancement of natural heritage are elements that are part of the analysis grids (criteria). They are taken into account at other levels than the PIIA, in zoning for example. Although the criteria are not weighted, an analysis grid is recommended for their evaluation. The improvement of criteria, the clarity of objectives, training, and guides are elements on which the City wishes to act more; it is not planned for the moment to weight the criteria.

Intervention 2 - Nicole Robitaille-Carrière, citizen

Ms. Robitaille-Carrière would like to know if avenue de Buckingham is or will be the subject of a PIIA to preserve its heritage side, among other things. She also wishes to know if sectoral meetings are planned as part of the validation process with the communities and if a presentation concerning heritage and the PIIA will be made to the people at that time for the citizens of Buckingham.

The Department explained that the PIIA regulates the architecture, the visual, and the integration of a building into an environment. The structure and the subject sectors will be presented to local stakeholders during targeted meetings. The strategy and content of the meetings will be confirmed shortly. These are not information meetings, but rather validation of certain elements. The Department will keep the members of the CDTH informed of the next steps.

Intervention 3 - Francis Des Coteau, citizen – Association des Résidents du Parc Champlain et des environs (ARPCE)

Mr. Des Coteau thanked the CDTH for the presentation. He wonders if there is a way to inform residents upstream of the arrival of a new project or PIIA. He also wishes to bring to the attention of the members that it is important to properly raise awareness or explain what a PIIA or other urban planning tools are to facilitate and encourage citizen participation.

The Chair explained that at the time, an information and training tool (L’ABC de l’urbanisme) had been developed regarding urban planning. It would be relevant to redo this type of awareness and use these tools upstream of municipal decisions within the framework of public consultations during major projects. Members were informed that a new citizen participation policy is being developed by the City of Gatineau.

The Department explained that the current policy is to ensure that a support and information process for residents is put in place to communicate the steps, the progress, and the means to participate in the process as soon as a PIIA is initiated.

CDTH 2025-01

The Commission de développement du territoire et de l’habitation, during its ordinary session of February 6, 2024, recommends to the municipal council:

• To accept the proposed PIIA framework in order to begin the regulatory drafting and the implementation of the new bylaw with a view to adoption in the summer of 2025.

Proposed by Anik Des Marais Supported by: Daniel Gay Adopted unanimously