MINUTES – PUBLIC – TERRITORY AND HOUSING DEVELOPMENT COMMISSION (CDTH) – 4th meeting – June 5, 2025 – 3:05 p.m. to 5:20 p.m.
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Presentation of the Special Planning Program (PPU) for the City Centre (Hull Island)
The presentation was provided by Louis-Michel Fournier and Stéphanie Rocher, from L’Atelier urbain, accompanied by the SUDD team. The objective was to share the progress of the PPU for the city centre (île de Hull) and to obtain recommendations on implementation strategies, structural collective projects, and the regulatory strategy. A context was provided. The participatory process, the development concept, structural collective projects, the regulatory strategy, and the next steps were presented. For information purposes, the Chair specified that on the morning of June 5, a discussion workshop took place with the city centre consultation table. Several resource persons were present for the discussion workshop. L’Atelier urbain mentioned having advanced thanks to these validation and consultation steps. The comments allow for refining reflections, among other things. The Department thanked the CDTH members for sharing information and comments allowing for further progress on the files. Everything has borne fruit. The consultants were also thanked for their work. The exchanges and public consultations are moving the project forward. There is more talk about the term PPU for île de Hull. A decision was made to encircle île de Hull to concentrate efforts. This is integrated into the urban plan. The area of influence is divided into sub-sectors. Nicolas Gagné left the meeting. Quorum was maintained. The proposed recommendation was read.
Discussion Period
General Comments Thanks and congratulations were addressed to the teams for the presentation.
Ecological Connectivity Île de Hull is part of an ecological corridor, and it is important to recognize this. This seeks connectivity from Baie McLaren to parc de la Gatineau, and it must be taken into account according to a member. The Department took note and highlighted that this recognition of connectivity is important and already integrated.
Waste Heat A member highlighted the potential, among other things, in connection with the Kruger plant and the City of Gatineau's greywater collector, which could also serve for energy transition in connection with the waste heat emitted. On the Ottawa side, it is said that they are working to heat a new neighborhood with these potentials. It was highlighted that ignoring the potential would be a missed opportunity. It should be named in the PPU document. It is a matter of identifying the enormous energy transition potential linked to it. The CREDDO can provide a description of this potential, if desired, to the City's teams. The SUDD specified that there are many challenges; everything is under study. It will not be at the level of the PPU orientations at the present time, but its integration is the subject of reflection. The members were thanked for reminding and highlighting it. A question was asked regarding the eventuality or possibility of adding or considering the notion of "waste heat" in the context of this PPU. It was mentioned that this wording is never found in the documents and that Gatineau has reached the stage of implementing the ecological transition. This opportunity should become concrete. The question was raised about improving the recommendation or adding this point of reflection to the documents. The Department replied that it is not part of the orientations, but it can be part of the elements to be put forward, with all reservations. The fact of highlighting it without it being mandatory is important, especially since it is innovation. It is consistent with the advanced approach.
Car-sharing / Energy Performance As the car-sharing offer is not exemplary on île de Hull, means must be ensured to encourage it. Regarding the environmental performance of projects, it was asked if it can be specified in the documents and presentations that we are also talking about energy performance.
Highway A member indicated disappointment regarding the optimization or transformation of the highway ramp zone, for which some citizens had requested redevelopment during public consultations. This ramp amputates the city centre's redevelopment potential. It was indicated that some cities are able to eliminate highway ramps (e.g., Ville de Laval). In Gatineau, it would be interesting to look at this and identify a redevelopment potential. The Department responded to this concern by explaining that it is an element on which it was not planned to put emphasis or prioritize for the next 15 years due, among other things, to its complexity. There is, however, room for ideas and discussion, and the City is aware of this issue, the demand, and the fact that partners have not withdrawn their ambition on this subject.
Open Houses A concern was raised regarding consultations during the summer. The probable participation of citizens during the summer period was questioned. The Department is working in collaboration with the Citizen Interaction Department and has identified strategies to better target people at this time of year. The example of a consultation during a summer market or outdoor activities was named.
Sectors in Maintenance, Evolution, Transformation It was asked if a map of these sectors is available, to which the team explained that it is available in the PPU documents.
Economic Vitality and Attractiveness An elected member would like to know what differentiates the potential for success of the new PPU from other previous initiatives. It was mentioned that we are still in "trial" mode. The question is to know why this time it should work and what is the economic factor that will allow the whole thing to be launched? The Department explained that there are many cross-cutting projects and great synergy between the teams. The PPU allows for more people in a given place. It is a tool at the heart of the strategy with the PPU in force aiming to welcome more people in the implementation strategy. It was explained that what makes it attractive and dynamic is largely related to traffic. This traffic phenomenon can be encouraged with a City's investment in terms of atmosphere, animation, or other incentives. The example of busy city centres such as Rimouski and Rivière-du-Loup was given, where the cities invest in park development, animation, atmosphere, and experience spaces, etc. It is important to remember that investing in public development allows for attractiveness.
City Centre Perimeter The issue of the city centre perimeter was discussed. This is political, and recently, the announcements that took place, including the arrival of the Palais des congrès at the Casino and not in the current PPU city centre identified, are not consistent with the identified perimeter. This sector is part of the 2010 PPU of the former city centre, and the terms used for the announcement are confusing regarding the true city centre sector. This causes disagreements regarding the selection of this perimeter and its exclusion from that of the city centre. It was mentioned that the communications or language used to define the perimeter must be clarified. It is important that the various partners have a common and shared understanding of the PPU city centre (île-de-Hull) and that efforts be aligned. The example of the Casino, which even hosts outdoor events including the Festival Parasol recently, was named since it is an entertainment hub and it is also the wish of the city centre to go and get this type of activity and event for the vitality of the territory. To this effect, the question was raised regarding the availability of mineralized spaces in the heart of the city centre allowing for the arrival and hosting of major events on the city centre perimeter. It is necessary to think about preserving or identifying a place large enough and mineralized to be a reception point for events and a gateway to Gatineau.
Mapping A question was asked regarding slide 62 where a map with densities and land with redevelopment potential is put forward. Even if the high-density area is restricted, it was highlighted that there is possibly an opportunity in connection with underutilized government towers, and it was asked if negotiations for their acquisition and use are underway with the goal of participating in vitality and economic redevelopment. On page 66 where the pink redevelopment perimeters are identified, the meaning of the representation made on the map was requested. Are these vacant lands, buildings, lots having potential for expansion? Are demolitions or expansions being considered? The presenters indicated that the lands illustrated in pink are for indicative purposes. The value of the buildings is less than the value of the land, and they would offer a redevelopment potential. These allowed for identifying the redevelopment potential in the coming years. And this would be done as opportunities arise. Heritage buildings were excluded.
Observation A member highlighted that one of the keys to vitality is to bet more on social and affordable housing. It was noted that the inhabitants in the towers are largely temporary workers, some of whom work in Ottawa. People who consume in Gatineau are more families. Access to affordable and social housing, including cooperatives, should be targeted. The presence of permanent residents in the city centre, using public spaces, would contribute favorably to economic and local development.
Federal Towers The Chair added that regarding the federal towers, discussions have been taking place internally for a long time. The City is not a priority for their acquisition. It is unacceptable and inconceivable that people are in a situation of homelessness while towers and spaces remain empty and a waste of premises is taking place. Previously, the complexity of this type of transformation into housing was named, but currently, other projects are working (Calgary and Ottawa), and it is a priority to have a political will and vision to this effect.
Other Clarifications Regarding the discussion surrounding condo towers, a clarification was provided. It was mentioned that they are largely rental towers, which brings movement and an issue of household diversification as well as a lack of cohesion. It was also specified that at the City of Gatineau's shock committee, 4-5 projects are underway in the city centre territory.
The proposed recommendation was reread by the Chair. At the end of the exchanges, the members expressed themselves in favor of the recommendation.
Recommendation CDTH-2025-04
Considering that:
- The PPU constitutes an essential strategic tool to guide the coherent and sustainable development of île de Hull.
- The PPU is the result of significant collaborative work.
- The process is part of the City's objectives in terms of urban vitality, sustainable mobility, and ecological transition.
The Commission de développement du territoire et de l’habitation (CDTH), during its ordinary meeting on June 5, 2025, recommends to the municipal council:
- That the Plan particulier d’urbanisme (PPU) for île de Hull be completed in the spirit of the elements presented and that the City continue the process with a view to its official adoption.
Proposed by Sophie Lamothe Supported by Anik Des Marais Adopted
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Presentation of the Special Planning Program (PPU) for Vieux-Aylmer
Louis Mazerolle, Project Director, and Louis-Michel Fournier, General Manager of L’Atelier urbain, presented the PPU for Vieux-Aylmer to the Commission members. They were accompanied by the Urban Planning and Sustainable Development Department team. The objective of the presentation was to share the progress of the PPU and to obtain the CDTH's comments on certain actions and implementation methods to prioritize. A context was provided. The participatory process, the vision and concept, implementation methods, regulatory strategy, and the timeline were presented to the CDTH members. The proposed recommendation was read.
Discussion Period
General Comments Thanks were extended to the presenters. It was noted that the project's progress has evolved well and is in line with the public consultation that took place previously. The team was congratulated for integrating the process and steps with the community.
Youth and Next Generation Initiative Hub A member reflected on the choice and location of the youth or next-generation initiative hub, noting it is far from the center of activities and mobility. The connection to the Lucy-Faris library, which is frequented by young people, was given as an example. It was questioned whether the targeted location would be favorable for high youth attendance. It was highlighted that even if the redevelopment and reconfiguration of chemin d’Aylmer improve mobility, there will certainly remain a fracture in the commercial facades around this choice, partly due to the wetland and the cemetery, as well as the aquatic center. A member indicated it would have been interesting for the hub to be located more centrally, closer to the new public squares envisioned near the shopping centers and the Lucy-Faris library. In response, the Department explained that it quickly became apparent that young people, next to their high school, lacked dedicated spaces. Public spaces in general, including those identified above, are aimed at all audiences and are interesting, but do not belong primarily to young people. It was mentioned during a consultation with the Youth Commission (CJ) that young people hanging out are not tolerated everywhere in the same way. Through this project, the goal is to give them special attention near their widely frequented living environment, which will eventually be near the tramway. Another member found the proposal for the next-generation hub a bit unrealistic given recent developments (renovation of Paul-Pelletier, tennis court development, school without a courtyard, etc.) and the community's numerous needs (e.g., a community center for all or for youth).
Vision Regarding Heights Regarding the question of permitted heights in Vieux-Aylmer and the vision of the "new Aylmer," a member wished to validate the City's vision to clarify if it involves maintaining a harmonious height of more or less 3 stories while being able to go up to 3-5 stories depending on incentive zoning. The Department provided clarification, indicating that currently, it is a maximum of 3 stories almost everywhere. This sensitivity must be maintained. It was explained that the reflection regarding base zoning is linked to its maintenance in the historic sector. The added value of incentive zoning in this sector was questioned, for example, by analyzing and validating possible economic impacts. Validation steps and reflection will continue; the scale will be different from the redevelopment sector that plans to allow structural projects.
Transition The opportunity to accelerate the transition to this PPU was highlighted. A question was asked to verify if meetings with property owners and shopping center owners had taken place to present the upcoming changes with this PPU and to encourage them to collaborate and participate in these changes with the City of Gatineau. The goal is to identify actions that would facilitate their participation and engagement. The SUDD informed members of their prior actions with these owners. It was explained that a redevelopment sector requires working with owners and that several targeted meetings have taken place. Presentations were made to actors who are essential in the context of this winning approach for all three parties: the population, developers, and the City of Gatineau.
Public Consultations and Results The public consultations for the PPU seem to have been appreciated by the population. This first step allowed residents to understand the project well. It was explained that a process for improving public consultations is underway at the City of Gatineau. A member wanted to know how many people responded to the online consultation. To this question, the Department specified that 184 people participated in the online survey. Regarding the question of high-rise redevelopment where 39% of consulted citizens responded favorably, it was asked if this data means that 61% of people disagreed. The notion of social consensus was also questioned. Will these consultations be used to say that everyone agrees with the PPU project even if it represents a small sample of the population? The Department took the opportunity to address social consensus and the added value of public consultations in a large-scale process such as the PPU. It was mentioned that public consultations are an input allowing and facilitating the reflection fueling the teams' work and orientations. They allow for a good understanding and reading of the territory, even if the City knows that public consultations do not represent the entirety or the majority of the population. They allow for guiding certain ideas, especially in urban planning where balance is complex to maintain. It was specified that consultations are essential at different stages of a process and that the different ways of consulting are being put forward and are evolving. Regarding the question of shopping center redevelopment, 3 scenarios had been presented; the people consulted were 80% in favor of the first two, with the third option (increased height and densification) having been discarded. It was asked if it is true that the possibility of a referendum falls away when public consultations take place. It was demonstrated that regarding the overhaul of the City of Gatineau's citizen participation framework, it is desired that citizens be consulted upstream without causing the whole thing to fall. The Department explained to the members that at the level of incentive zoning, given the counterparts (agreement between the developer and the City), the opportunity for a referendum is eliminated. However, it is still possible to organize or request a public assembly, for example, with the goal of presenting a project to the population. It will be up to the municipal council to pronounce itself on the project at the end of the process.
Plan for Architectural Integration and Implementation (PIIA) Clarification was requested regarding the vision of the PIIA adapted for Vieux-Aylmer. Is the City's vision to put in place global PIIAs that adapt to everything? The Department replied that the City's vision is that PIIAs be applicable at the base everywhere, by adding an adapted PIIA. For example, in the case of Vieux-Aylmer, it will be adapted to the heritage character of Aylmer. It is therefore the addition of a specific chapter focusing on heritage and possible interventions.
Development and Sustainable Mobility A comment was made regarding development and sustainable mobility (slide 25). It was mentioned that some municipalities mandate car-sharing in projects. In Gatineau, there is Communauto, and there is a deficiency in service offerings (only 4 stations for 1,500 families). The possibility of studying the imposition of car-sharing by a recognized provider is something that can be done. It would be necessary to see where to analyze this question and if it would be necessary for specific construction, modification, or building occupancy projects (PPCMOI). Also, it is important that the City ensure winning conditions to favor mobility such as limited parking offers. Ecological and energy considerations allow for bringing the idea up more specifically.
Street Opening – Pedestrian District Regarding slide 23, a request for clarification was made regarding the opening of new streets. The Department explained that with the arrival of the tramway and the reduction of lanes, there could be impacts on utility and emergency vehicles, and it is important to identify two or three additional axes parallel to the lanes already in place and the main axes to provide easier access, if necessary. It is therefore a reflection and a process to relocate access functions on certain streets. At the end of development, the goal is pedestrian streets. It was requested to specify this information in the presentation since it causes confusion and induced traffic can scare people. A note was taken by the Department.
The proposed recommendation was reread by the Chair. At the end of the exchanges, the members expressed themselves in favor of the recommendation with the exception of Nicolas Brisson, who indicated his dissent regarding certain elements that are part of the vision. The vote was not requested.
Recommendation CDTH-2025-03
Considering that:
- The PPU constitutes an essential strategic tool to guide the coherent and sustainable development of Vieux-Aylmer.
- The realization of the Vieux-Aylmer PPU is a municipal will expressed in the Plan d’urbanisme 530-2020.
- The PPU is the result of significant collaborative work.
- The CDTH expressed its support for the vision and orientations of the PPU at its meeting on December 12, 2024.
The Commission de développement du territoire et de l’habitation (CDTH), during its ordinary meeting on June 5, 2025, recommends to the municipal council:
- That the Vieux-Aylmer PPU be completed in the spirit of the elements presented and that the City continue the process with a view to its official adoption.
Proposed by Sophie Lamothe Supported by Anik Des Marais Adopted