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Planning Program Revised August 17, 2016
The Land Use Planning and Development Act defines a Planning Program as a document which must state
• the general aims of land development policy within the area of the municipality;
• the general policies on land use and land occupation density.
• the planned layout and the type of the principal thoroughfares and trans- port systems. ·
(Amendt By-law 1046) This Planning Program, as revised in 2015, complies with the Montreal Agglomeration’s 2015 Land Use and Development Plan.
The present document constitutes Appendix "A" of Bylaw number 1031 of the Town of Baie-D’Urfé.
Table of contents CHAPTER 1 EXISTING LAND USE ...... 1 CHAPTER 2 GENERAL AIMS OF LAND DEVELOPMENT POLICY ...... 2 2.1 POPULATION AND HOUSING ...... 2 A) DEMOGRAPHICS ...... 2 B) R ESIDENTIAL ZONING ...... 4 C) LOT SIZE ...... 5 D) BUILDING SIZE ...... 5 E) BUFFER ZONE ALONG ROUTE 20 ...... 6 2.2 PARKS AND PLAYGROUNDS ...... 6 2.3 COMMERCIAL FACILITIES ...... 7 2.4 HERITAGE BUILDINGS ....., ...... 8 2.5 INDUSTRIAL DEVELOPMENT ...... 8 2.6 ROAD NETWORK ...... , ...... 9 A) ARTERIAL AND SCENIC ROAD NETWORK ...... 9 B) NOISE BARRIERS...... 10 C) AUTOBUS SERVICES ...... 10 D) ROUTE 20 / MORGAN INTERCHANGE AND RAILWAY STATION ...... 11 E) ROUTE 40 / MORGAN INTERCHANGE ...... 11 CHAPTER 3 - GENERAL POLICIES ON LAND USE AND LAND OCCUPATION DENSITY ...... 12 3.1 LAND ALONG THE SHORE OF LAKE SAINT-LOUIS ...... 13 3.2 MOBILE HOMES ...... 13 3.3 LAND USE AND DENSITY ...... 14 3.4 IMPLEMENTATION OF THE PLANNING PROGRAM ...... 14
Note : ln case of contradiction between the French and the English version of the present document, the French version shall prevail.
Chapter 1 EXISTING LAND USE
The town of Baie-d'Urfé occupies an area of 6 square kilometers along the north shore of Lake St-Louis, in the West Island sector of the Island of Montreal. The Town is bounded on the west side by the campus of Macdonald College in Ste Anne de Bellevue, on the north side by the TransCanada Highway, and on the east side by the Beaconsfield town limits. A major transportation corridor runs through Baie-D’Urfé in an east-west direction. lt contains Route 20 and the Canadian Pacific and Canadian National Railways, which link Montreal to Ontario and Western Canada. The area south of the corridor represents approximately two thirds of the town's total area and forms the residential sector of Baie-d'Urfé. The northern third, between Route 20 and 40, has been developed as an industrial sector.
Table 1 Baie-d'Urfé - Land Use
Uses Area (ha) %
Residential Single-family 298.60 48.9% Multi-family 5.12 0.8% Seniors Residence 1.28 0.2% Playgrounds 6.46 1.1% Parks 17.89 2.9% Wooded Areas 6.80 1.1% Cemetery 3.33 0.5% Institutional 7.87 1.3% Community Facilities 3.46 0.6% Municipal Facilities 1.61 0.3% lndustrial 207.92 34.1% Commercial 2.14 0.4% Highway: and Railroads Servitudes 47.72 7.8% Total: 610.20 100.0%
Page 1 Chapter 2 GENERAL AIMS OF LAND DEVELOPMENT POLICY
The present chapter deals with the general aims of land development policy with regard to population and housing, parks and playgrounds, commercial facilities, heritage buildings, industrial development, and the road network.
2.1 Population and housing
According to the latest published Statistics Canada census, taken in 2006, the population of Baie-D’Urfé then amounted to 3,902 individuals, divided among 1,378 households.
a) Demographics
The residential sector of Baie-D’Urfé is now almost fully developed. Very few lots remain to be built on. Because of the shortage of building lots in this much sought- after residential area, more recent housing has been expensive. More over, property owners in Baie-D’Urfé demonstrate a high degree of attachment to their homes and seem reluctant to move to other towns. On the whole, existing house values have substantially increased, to the point where they are attainable to few but second- or third-home buyers, mostly above 35 years of age, sometimes elder than 45.
The graph below clearly shows a gap in the 25-34 year age group and higher percentages in the 5-14 and 45-64 year age groups, when compared to the background of Montreal as a whole, over the period from 1991 to 2006. The same structure, particularly as regards the 5-14 and 25-34 year age groups, is evident in the analysis of census data from 1976 to 1986 carried out as part of the 1989 Baie- D’Urfé Planning Program. This structure and its stability, indicate that there is a persistent trend of people in their twenties moving away from the Town, and being replaced by people in their forties. This phenomenon can be explained in large part by people moving away in order to study or to start careers elsewhere, and being replaced by people at a later stage in their lives, who are more financially secure. There is also some evidence of people who have moved away as young adults and have subsequently returned to Baie-D’Urfé to raise their own families here.
Baie-D'Urfé 1991-2006
25.0%
20.0% 1991 15.0% 1996 2001 10.0% 2006 Percentages 5.0%
0.0% 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65-74 75 + Age Group
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Montreal 1991-2006
25.0%
20.0%
1991 15.0% 1996 2001 10.0% Percentages 2006
5.0%
0.0% 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65-74 75 +
Age Group
lt should be noted that the total population of the Town has changed very little over the period: 3,849 in 1991, decreasing slightly to 3,774 to 1996, and increasing again to 3,813 in 2001, to reach 3,902 in 2006. The 1991 number represents a complete recovery from the low point of 3,571 registered in 1986. Thus the total population has been stable over at /east a 15-year period. The age distribution has been stable over a period of 30 years.
Page 3 The other feature which is evident in the graph is an increasing number of people in the 65-74 and over-74 year age groups, which is somewhat more pronounced in Baie-D’Urfé than in Montreal as a whole. This reflects two factors: the first is the general increase in longevity, resulting from improved living standards and medical care. The second is the aging of the original population of the Town, a significant number of whom are still here. This second factor will eventually disappear, leaving a more stable distribution.
A third factor, affecting the 2006 population distribution only, is the recent opening of the Maxwell Residence, and the resulting influx of seniors from other communities.
b) Residential zoning
(By-law 1046) The residential sector of Baie-D’Urfé has developed with a water distribution sys tem but almost completely without a sanitary sewer system. The use of private septic installations has necessitated a continued requirement for large lots, so that residential density has remained at a third or a half of that usually found in single family subdivisions.
(By-law 1046) Only a small section of Surrey Drive, to the west of Morgan Road, is attached to the industrial park’s sewer system, and this has enabled the development of the Maxwell Residence, two condominium buildings and some townhouses. The rest of the residential area will retain its exclusively single-family zoning.
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c) Lot dimensions
The natural character of Baie-D’Urfé is unusual in that all its houses are located on large lots and surrounded by large gardens and lawns and many trees have been preserved.· This Planning Program sets minimum lot size at 1,500 m2 (16,146.4 square feet). (Most existing lots are 15 000 fl2).
(By-law 1046) In addition, one of the main features of Baie-D’Urfé’s special character is its large residential properties on the Lake St-Louis waterfront. This Planning Program therefore sets a minimum lot size of 2,000 m2 (21,528 square feet) in the lakeshore corridor of 300 metres (984 feet) measured from the lake’s high water boundary as it appears on the Montreal Land Use and Development Plan, but a minimum lot size of 4,000 m2 (43,057 square feet) for the area south of Lakeshore Road, twice the minimum 2,000 m2 required by the Plan.
d) Building size
The Baie-D’Urfé Planning Bylaws already include high standards with regard to building size, shape and materials. They also include provisions regarding the planning and use of open space and the preservation of trees.
However, a number of large houses built recently contrast very sharply with the smaller houses which still form most of Baie-D’Urfé's residential landscape. With the significant and continuing increases in land values, there is considerable motivation for individuals to buy a smaller house in order to demolish it and use the lot for a much larger house, without any regard for the character of the street as a whole.
These new houses, as well as enlargements of existing houses, are often designed so as to appear larger and more imposing than the surrounding houses, reducing garden area and vegetation, and contributing to the urbanization of the neighborhood.
The tendency towards only large houses also affects the sustainability of the community, as the ratio of housing suitable for young families and seniors diminishes. The increase in house size is often accompanied by increased paving of driveways, patios, pool areas, etc. This adds to the load on the Town's storm drainage system and further reduces garden space and vegetation.
Page 5 One of the main objectives of the Town of Baie-D’Urfé with respect to housing, arising from this Planning Program exercise, is to control the increase in the average house size and encourage sustainable development through the municipal zoning bylaws.
e) Buffer zone along Route 20
The Planning Program acknowledges the undesirability of developing lots along Route 20 under existing noise and dust conditions and instead favors the creation of a buffer zone. To this end the town has acquired most of these lots.
2.2 PARKS AND PLAYGROUNDS
Baie-D’Urfé has 17.9 ha of parks as well as 6.5 ha of playgrounds equipped with facilities for active recreation. Their total of 24.4 ha represents 64 m2 per capita, greatly exceeding the accepted North American standard of 18.6 m2 (200 square feet) per capita. ln addition, the Residential Sector features 6.8 ha owned by the Town and zoned as park land that is left in its natural state, essentially wooded. Combining this area with that of parks and playgrounds results in a total of 82 m2of green space per capita.
Page 6 The Town's community facilities in the Red Barn and Whiteside Taylor area occupy 3.5 ha. Much of this area is equipped for playing outdoor sports and some as playground. A significant part of the area of 7.9 ha serving institutional uses (three schools, one place of worship) can also be used as playground.
Moreover, in Baie-D’Urfé, these facilities are ideally located for the best possible service to the residents. Considering that Baie-D’Urfé is a town of mostly single family homes on fairly large lots giving each family its own private green space, it is understandable that the Planning Program does not recommend additional green space.
Since the Town is almost fully developed and its population is stable, the Planning Program does not propose any other modification or addition to the existing green space network, except possibly in the industrial sector.
This should not prevent the Town from creating any additional parks without having to amend the Planning Program or the zoning bylaw. lt also should not prevent the rezoning as parkland of land sites used as parks in other zones. The Planning Program prohibits any move in the opposite direction, however, i.e. replacement of an existing park by another use, without amending the Planning Program and the zoning bylaw. Any attempt to do so would imply compulsory public consultation in each case.
2.3 Commercial facilities
Baie-D’Urfé has a commercial zone, located at the corner of Morgan Road and Route 20, near the train station. Located at the main entrance to the residential area, this shopping center is adequate for the needs of the residents. Moreover, should the Morgan / Route 20 interchange be completed as proposed by the Agglomeration and the Ministry of Transport, the shopping mall would also serve the industrial sector. The expected increase in business should lead to a diversification of the shops and services and an expansion of the shopping center on the vacant land already zoned for that purpose. The Planning Program accepts existing zoning in this regard and proposes no additional commercial zone other than the development of a business area in the industrial sector.
Page 7 (Amendt 1046) 2.4 Heritage and landscape a) Boundaries of the areas of interest and inventory of heritage buildings
There is obvious heritage interest in many sectors of Baie-D’Urfé:
• the area formed by Town Hall (enlarged and renovated by Edward and William Maxwell, architects, in 1913) the waterfront park it sits in and Fritz Park with its community centre, is a sector of exceptional value • the approaches all along Lakeshore Road and Oxford Road are acknowledged as a sector of interesting value • the sector on Sunny Acres Road is considered to be an interesting urban grouping.
All those sectors are outlined on Sheet 2 of Appendix 1 of this by-law.
After the City of Montreal did its urban heritage study in 2004 (Built Heritage Evaluation - Beaconsfield – Baie-d’Urfé Borough, Service de la mise en valeur du territoire et du patrimoine, Direction du développement urbain, Division du patrimoine et de la toponymie, City of Montreal, 2004) several Baie-D’Urfé buildings were described as “buildings with exceptional heritage value.” They are:
• the Dao En temple at 677 Victoria Drive, a notable place of worship • the Rangé (or Lenoir) house at 20 122 Lakeshore Road, a historical monument • 19 992, 20 237, 20 270, 20285, 20 329-331, 20 410, 20 475, 20 477, 20 625, 20 658, 20 684, 20 802 and 20 826 Lakeshore Road • 211 Oakridge, by architect Edward Maxwell, which forms part of a complex with 20-22 Picardy, a former farmhouse that Maxwell may have lived in • 84 Oxford
The inventory of traditional architecture on the Montreal Urban Community territory had also listed an old stone building that is not on the list above but has heritage value; that is the Félix-Sauvé house at 20 746 Gay Cedars.
With a few exceptions, those buildings are located in the sector of exceptional heritage value or in a sector of interesting heritage value. b) Protection and showcasing policies
The sectors and buildings of heritage interest are a fundamental part of Baie-D’Urfé’s unique character. They also contribute significantly to the Montreal community’s cultural heritage. It is therefore essential to make sure they are protected.
The sector of exceptional value and its three heritage buildings making up Fritz Park and the Town Hall site will always be protected because all of it belongs to the municipality.
As for the other heritage buildings, including the interesting religious area (the Dao En temple), a strict application of the demolition by-law (chapter 8 of By-law 878) will mean they are protected even beyond their interesting architectural characteristics that can
Page 8 be seen from the public road. Incorporating new constructions into sectors of heritage value is easier because of the ample land size (2,000 and 4,000 m2), the size of the front and side set-backs (4.5 metres and a minimum total of 12.0 metres), the abundance of vegetation and the strict zoning standards relating to land coverage, number of floors and height of buildings as well as harmony requirements for volume, shape, colour and quality of materials.
The strict requirements for minimal lot dimensions also have the advantage of virtually ruling out any possibility of dividing up the properties.
Enforcement of the by-law on site planning and architectural integration that was enacted pursuant to the requirements of the Montreal Agglomeration’s Land Use and Development Plan will provide greater protection of buildings of heritage interest and better integration of add-ons and new construction. c) Landscape and waterfront roads
The section of Lakeshore Road that runs through Baie-D’Urfé is a waterfront road. Most of it is considered to be a scenic route due to the visual opening it affords onto Lake Saint-Louis (see Sheet 2 of Appendix 1 of this by-law). Almost all of the over half a kilometre section that runs from the Town Hall property line to the western edge of Fritz Park overlooks Lake Saint-Louis. Because the complex is publicly owned this panorama will continue to be protected.
In addition, several private properties with shallow depth that make up another half kilometre of Lakeshore Road also afford interesting visual openings. Those openings are protected by a combination of various urban planning regulations such as:
• the minimum lot dimensions: 4,000 m2 area and 50 metre frontage • maximum land coverage of 16% • minimum side set-backs of 4.5 metres each, with a total minimum of 12.0 metres for both • a 1.0 metre limit on the height of fences and a 1.2 metre limit on the height of hedges
Here again, enforcement of the by-law on site planning and architectural integration will mean the character of Lakeshore Road and the views on Lake Saint-Louis can be protected. d) Archaeological heritage
All the land located between Lakeshore Road and the banks of Lake Saint-Louis is considered to be of archaeological interest. In order to protect any archaeological remains that might be found on its territory, the Town of Baie-D’Urfé will require a study of the archaeological potential of the land before any new public right of way can be created. Such study will have to be done by a recognized professional and will have to include:
i) a summary of existing historical and archaeological information ii) a description and characterization of the archaeological potential, using a map.
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If the study finds that there is tangible archaeological potential, Council may decide to abandon the project or set conditions to govern its implementation.
The enforcement terms of this policy are set out in the by-law on site planning and architectural integration programs.
2.5 lndustrial development
Under development since the early 1970s, the Town's industrial sector now counts 74 companies providing employment for almost 4700 persons. The following table, presenting the result of the classification of the companies by Statistics Canada industry sectors, shows that manufacturing and wholesale trade are the predominant activities.
lndustry Sector Companies Employees
Manufacturing 44 3,399 Wholesale Trade 18 840 Transportation and Warehousing 3 63 Professional, Scientific and Technical Services 5 302 Administrative and Support, Waste 3 75 Management and Remediation Services Accommodation and Food Services 1 10 Total 74 4,689
The existing companies occupy over 85 % of the Town's area zoned for industrial use, leaving space for the establishment of some 10 additional companies and the creation of an estimated 600 jobs. Zoning Bylaw no. 875, as amended to date, reflects the intent of the Planning Program. Deemed adequate to ensure the orderly completion of the sector's development, the bylaw, besides specifying the requirements to be met in developing industrial sites, provides for the establishment of a business area (in the vicinity of the Morgan-Route 40 interchange) that features office space, hotel facilities and other services complementing the industrial activities.
Page 10 2.6 Transportation and active mobility networks
a) Road network
The Planning Program proposes no major modifications to the existing local road network, since the development of the residential sector is complete and development of the industrial sector is well underway. This does not preclude the possibility of minor adjustments which may be needed from time to time.
The Montreal Agglomeration’s Land Use and Development Plan proposes to modify the Highway 20/ Morgan Road interchange by extending the north part of Morgan Boulevard under the CN and CP railway tracks and connecting it to Highway 20 and the south part of Morgan Road.
No plans or timelines for the work have been submitted yet, but it is expected that preliminary drawings will be made available to the Town before the plans are finalized. As in the past, the Town will study the proposed arrangement and will request any changes it deems necessary. Baie-D’Urfé has already set conditions for this project: there must be no financial obligation on the Town, and direct access to the Macdonald College and John Abbott College campuses from Highway 20 (eastbound and westbound) and vice versa must be built in. However, it seems to be a given that a new parking area will have to be developed on the north side of the railway station.
b) Railways
Two major axes of the Canadian National and Canadian Pacific Railways share a corridor along the northern boundary of the Highway 20 right of way. The CP rail line has a branch line that serves two petrochemical sector industries and one food products industry in the eastern part of the industrial park. The CP track is also used by the commuter train.
c) Public transport
The town has a station for the commuter train linking the West Island with downtown Montreal; its reliability and efficiency should be improved when the “Train de l’Ouest” project gets underway. There should be increased traffic at the station when both sections of Morgan are connected.
The residential part of the Town is served by four bus lines of the Montreal Transit Commission that allow direct access to Macdonald College, the Fairview Shopping Centre in Pointe Claire, Dorval Station and the Lionel-Groulx metro station. The Montreal Transit Commission also has a shared taxi service. A regular bus line links the industrial park to the Fairview Shopping Centre.
Page 11 Because the Town of Baie-D’Urfé supports public transit and wants to encourage its use, it believes the current system needs to be improved, particularly in the industrial park where some companies have to use private shuttle systems to transport their employees.
The zoning by-law sets a ceiling on the number of parking spaces commercial establishments can provide in order to encourage the use of public transit and reduce car use for short trips.
d) Active mobility and universal accessibility
The Town intends to promote active mobility and public transit and make them more available. It has therefore added to its urban by-laws provisions to oblige commercial, institutional and public establishments that employ people or receive customers to provide secure parking spots for bicycles.
It has also updated its parking regulations to require that spaces be laid out and reserved for people with reduced mobility.
There are provisions in the site planning and architectural integration program by- law to provide people with reduced mobility with easy and safe access to all buildings designed for commercial, institutional or public use.
e) Noise control
Baie-D’Urfé has already enacted by-laws which require wooded areas to be created and maintained in zones of the industrial sector adjacent to highways, and has acquired land with a combination of wooded areas and berms for noise control along the south side of Highway 20. We are studying several other projects to improve the situation. In addition, the urban planning regulations provide soundproofing rules for some sensitive uses planned on the “land for construction” described in Sheet 2 of Appendix 1 of the current Planning Policy which is adjacent to a highway or main railway line.
(Amendt 1046) 2.7 Territories of environmental interest
According to the Montreal Agglomerations Land Use and Development Plan, Baie- D’Urfé has three territories of environmental interest: a mosaic of natural environments, a riverbank and shore of natural dominance, and the Rivière à l’Orme ecoforest corridor, part of which is in Baie-D’Urfé territory near Beaconsfield’s Angell Woods.
The mosaic of natural environments is to be found in the industrial park. They are made up of sections of the Rivière à l’Orme which have not been channelled, woods, natural wild land and a small wetland. The other territory of environmental interest is the shore of Lake Saint-Louis that extends from Fritz Park to the Sainte-Anne-de- Bellevue boundary. Both parts of the Rivière à l’Orme ecoforest corridor that are in Baie-D’Urfé can also be found in the industrial park. All those territories of environmental interest are outlined on Sheet 2 of Appendix 1 of this Planning Program. Page 12
Projects for the construction or enlargement of buildings or landscaping that affect properties located wholly or partly in the said territories of environmental interest are subject to certain conditions in order to maximize the conservation, enhancement and integration of woods and wetlands and boost biodiversity.
In addition, Quebec’s Policy for Protection of Riverbanks and Littoral Zones applies to the riverbanks of interior watercourses or Lake Saint-Louis.
(Amendt 1046) 2.8 Adapting to climate change
Three of the measures to counter climate change that are set out in the Montreal Agglomeration's Land Use and Development Plan affect Baie-D’Urfé; they concern heat islands, the canopy and tree protection.
a) Heat islands
All the heat islands found in the Baie-D’Urfé territory are in the industrial park. They are associated with the large asphalt surfaces used for parking or for moving around the loading and unloading docks, and with the flat roofs of the industrial buildings.
To stop creating unused parking lots that are required because one standard is applied for everyone, we have revised the relevant provisions of the planning by- laws to make the parking spot requirements match the actual needs of each company.
In addition, measures to reduce heat islands - such as installing clear, white or green roofs – must be respected in the plans for building or enlarging industrial buildings.
b) The canopy and tree protection
The town of Baie-D’Urfé has a canopy rate of 32.52%, which is much higher than the average of 20.3% for the Montreal Agglomeration and higher even than the 25% objective the Agglomeration wants to achieve by 2025. Baie-D’Urfé intends to keep it that way. The tree cutting regulations have therefore been revised, setting tighter conditions for cutting trees. The maximum diameter for which a permit is not required will be reduced from 25 cm to 10 cm.
Most of the vacant and still wooded lots are in the industrial zones. Despite a canopy rate of 9.8%, which is very high for an industrial park, the Town still requires that a maximum number of trees be preserved in the mosaic of natural environments.
The Town requires that trees be planted in front set-backs to preserve the canopy over residential streets.
The requirements for protecting trees during construction work have been tightened.
Page 13 (Amendt 1046) 2.9 Cohabitation among municipalities
Baie-D’Urfé’s current zoning by-law follows the provisions of the Montreal Agglomeration's Land Use and Development Plan aimed at harmonious cohabitation between all its municipalities. The town of Baie-D’Urfé borders two other municipalities, Beaconsfield on the east and Sainte-Anne-de-Bellevue on the west and the north.
On the Beaconsfield side, south of Highway 20, Baie-D’Urfé’s single-family residential zoning is practically the same as Beaconsfield’s, except that Baie-D’Urfé requires larger lot sizes. The maximum authorized height for residential buildings is more or less the same in both municipalities, so there is no risk that a Baie-D’Urfé home will cut off sun from a Beaconsfield property.
North of Highway 20, the Baie-D’Urfé industrial park abuts the huge conservation zone of the Rivière à l’Orme ecoforest corridor (Angell Woods) in Beaconsfield. Only a small part of the industrial park adjoins a primarily residential zone, but with rear set-backs of at least 18 metres and a maximum height of 15 metres, there is no risk of industrial installations cutting off the sun from a residential property in Beaconsfield.
To the north the Baie-D’Urfé industrial park is separated from the Sainte-Anne-de- Bellevue industrial park by the Trans-Canada Highway. The industrial zoning rules are more or less the same in both municipalities.
To the west Baie-D’Urfé’s only neighbour is the McGill University Macdonald College campus (zone P-138), where the authorized maximum building height is 6 floors or 25 metres, with rear set-backs of 10 metres along the Baie-D’Urfé municipal boundary.
Chapter 3 GENERAL POLICIES ON LAND USE AND LAND OCCUPATION DENSITY
(Amendt 1046) The Baie-D’Urfé Planning Program must comply with the general land development policies and residential density modulations set out in the Montreal Agglomeration's Land Use and Development Plan. The said Plan divides the town’s territory into three areas:
• primarily residential for all of the territory south of Highway 20 • within the primarily residential area, large green or recreational spaces such as Fritz Park, from the banks of Lake Saint-Louis up to Town Hall, and Bertold Park • the industrial park, which includes all the territory between Highways 20 and 40
3.1 Land along the shore of Lake Saint-Louis
Baie-D’Urfé's lakefront is subject to the Protection Policy for Lakeshores, River banks, Littoral Zones and Floodplains under the Provincial Government's Environment Quality Act (R.S.Q., c. Q-2, s. 2.1). The shoreline is 4.0 km long. lt follows private properties for 3.3 km and park land owned by the Town for the remaining 700 m. Page 14
The objectives of the policy are:
• To ensure the sustainability of bodies of water and watercourses, and to maintain and improve their quality by ensuring adequate, minimum protection of lakeshores, riverbanks , littoral zones and floodplains;
• To prevent the degradation and erosion of lakeshores, riverbanks, littoral zones and floodplains by encouraging their preservation in their natural state;
• To preserve and maintain the quality and biodiversity of the environ ment by limiting activities which may give greater accessibility to and permit the development of lakeshores, riverbanks, littoral zones and floodplains;
• ln the case of floodplains, to ensure the safety of persons and the protection of property; to protect plants and wildlife characteristic of floodplains by taking into account the biological characteristics of that environment, and to ensure the natural streamflow is not impeded;
• To promote the rehabilitation of degraded riparian zones using the most natural techniques possible.
The policy defines, as a function of water level, the extent of the riverbed, of a strip of riverside land, and of the floodplain. It puts restrictions on the use of each of the land types so defined and prescribes for each the restorative or protective measures to take. The Town's Zoning Bylaw reflects the provisions of the policy.
3.2 Mobile homes
The Zoning Bylaw of Baie-D’Urfé does not allow for the use of trailers and mobile homes as residences, and the Planning Program does not anticipate any changes to this policy.
(Amendt 1046) 3.3 Densities
The minimum gross residential density is fixed at 10 housing units per hectare, subject to the minimum areas of the lots required by the Plan in sectors that do not have a sanitary sewer system.
However, the minimum density will be 40 units per hectare for the land designated as “for construction” within a radius of one kilometre from the commuter train station, designated as Transit Oriented Development (TOD) on the Plan. Since the development of this land does not entail the creation of new streets or parks, the said 40-unit minimum should be considered a net density.
The said land corresponds to Zone RB-69 on the zoning plan. It has an area of 11,288 m2, which means that it should accommodate at least 45 housing units. Under Subdivision By-law no. 876, the minimum area of lots in Zone RB-69 is 8,000 m2. A
Page 15 simulation done in 2014 showed that the site could accommodate 60 housing units while still complying fully with the prevailing zoning regulations, i.e. a maximum height of 3 floors, a front set-back of 12.5 metres, side set-backs of 7.5 metres on each side, and a set-back of 18 metres from Highway 20.
The TOD perimeter is shown on Sheet 2 of Appendix 1 of this by-law, as is the “land for construction” referred to in this provision.
3.4 lmplementation of the Planning Program
lmplementation of the Planning Program would require that the Town ask the Agence métropolitaine de transport to reserve land to create a new railway station parking lot within the southern limit of the industrial sector.
Page 16 CONCLUSION
The Planning Program updating exercise has shown that the Town of Baie-D’Urfé has reached a state of maturity and balance. As its development is almost complete, it has not been found necessary to make any major changes to the planning policies which have guided the administration of the town for the recent past. Nor are any significant changes foreseen in the future.
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(Amendt 1046) Appendix A