BY-LAW RELATIVE TO SITE PLANNING AND ARCHITECTURAL ...

BY-LAW RELATIVE TO SITE PLANNING AND

ARCHITECTURAL INTEGRATION PROGRAMS By-law Number CA29 0042

PROVINCE OF QUÉBEC BY-LAW NUMBER CA29 0042 CITY OF MONTRÉAL BY-LAW RELATIVE TO SITE PLANNING BOROUGH OF PIERREFONDS AND ARCHITECTURAL ROXBORO INTEGRATION PROGRAMS DRAFT BY-LAW: February 8 2010 NOTICE OF MOTION: May 3 2010 ADOPTION: June 7 2010 COMING INTO FORCE: July 19 2010

Modifications included in this document

By-law Number Date of Coming into Force Revision Number

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TABLE OF CONTENTS

CHAPTER 1 DECLARATORY, INTERPRETIVE AND ADMINISTRATIVE PROVISIONS.................................................................................................................. 1

SECTION 1: DECLARATORY PROVISIONS.......................................................................................................1 1. TITLE OF THE BY-LAW.....................................................................................................................................1 2. TERRITORY AFFECTED BY THE BY-LAW....................................................................................................1 3. SCOPE OF APPLICATION..................................................................................................................................1 4. DOCUMENTS ATTACHED ................................................................................................................................2 5. REPLACEMENT ..................................................................................................................................................3 6. TABLES, GRAPHICS AND SYMBOLS .............................................................................................................3 SECTION 2: INTERPRETIVE PROVISIONS........................................................................................................3 7. UNITS OF MEASUREMENT ..............................................................................................................................3 8. RULES OF PRECEDENCE FOR THE PROVISIONS ........................................................................................3 9. RULES OF PRECEDENCE FOR GENERAL AND SPECIFIC PROVISIONS..................................................3 10. REFERENCES......................................................................................................................................................4 11. BY-LAW STRUCTURE ......................................................................................................................................4 12. TERMINOLOGY .................................................................................................................................................4 SECTION 3: ADMINISTRATIVE PROVISIONS ..................................................................................................5 13. APPLICATION OF THE BY-LAW.....................................................................................................................5 14. POWERS AND DUTIES OF THE DESIGNATED OFFICIAL..........................................................................5 15. VIOLATIONS, SANCTIONS, RECOURSE AND PROSECUTION..................................................................5

CHAPTER 2 GENERAL PROVISIONS ................................................................................................ 6

SECTION 1: LIABILITY AND SUBMISSION .......................................................................................................6 16. OBLIGATION ......................................................................................................................................................6 17. SUBMITTING AN APPLICATION ....................................................................................................................6 18. CONDITIONS FOR APPROVAL........................................................................................................................6 19. FINANCIAL CONDITIONS................................................................................................................................6 SECTION 2 PROCEDURE FOR PROCESSING AN APPLICATION ................................................................8 20. INFORMATION AND DOCUMENTS REQUIRED FOR APPROVAL OF AN APPLICATION....................8 21. ADDITIONAL INFORMATION AND DOCUMENTS REQUIRED WHEN A TRAFFIC STUDY IS NEEDED .....................................................................................................................................................................10 22. EXECUTION OF A PLAN ALREADY APPROVED.......................................................................................11 23. MODIFICATION OF A PREVIOUSLY APPROVED PROGRAM .................................................................12

CHAPTER 3 OBJECTIVES AND CRITERIA RELATED TO A NEW RESIDENTIAL CONSTRUCTION AND THE ADDING OF A STOREY TO AN EXISTING RESIDENTIAL CONSTRUCTION ....................................................... 14

24. SCOPE OF APPLICATION ...............................................................................................................................14 25. INTERVENTIONS AFFECTED........................................................................................................................14 SECTION 1: SITING AND ESTABLISHMENT OF A BUILDING ...................................................................14 26. OBJECTIVES AND CRITERIA ........................................................................................................................14 SECTION 2: ARCHITECTURAL TREATMENT................................................................................................16 By-law relative to site planning and architectural Table of contents integration programs number CA29 0042

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27. OBJECTIVES AND CRITERIA ........................................................................................................................16 SECTION 3: ACCESSORY STRUCTURES AND EQUIPMENT.......................................................................18 28. OBJECTIVES AND CRITERIA ........................................................................................................................18 SECTION 4: LANDSCAPING.................................................................................................................................18 29. OBJECTIVES AND CRITERIA ........................................................................................................................18 SECTION 5: MULTI-FAMILY HOMES ...............................................................................................................20 30. SCOPE OF APPLICATION ...............................................................................................................................20 31. INTERVENTIONS AFFECTED........................................................................................................................20 32. OBJECTIVES AND CRITERIA ........................................................................................................................20 SECTION 6: INTEGRATED HOUSING PROJECT............................................................................................21 33. SCOPE OF APPLICATION ...............................................................................................................................21 34. INTERVENTIONS AFFECTED........................................................................................................................21 35. OBJECTIVES AND CRITERIA ........................................................................................................................21

CHAPTER 4 OBJECTIVES AND CRITERIA RELATED TO SPECIFIC USES............................ 23

SECTION 1: USE LISTED UNDER “TELEPHONE COMMUNICATION, CENTRE AND NETWORK” .......................................................................................................................................23

36. SCOPE OFAPPLICATION ................................................................................................................................23 37. INTERVENTIONS AFFECTED........................................................................................................................23 38. OBJECTIVES AND CRITERIA ........................................................................................................................23 SECTION 2: ANY BUILDING OR MODIFICATION TO A BUILDING THAT IS IN THE

“COMMERCE (C)” GROUP ............................................................................................................23 39. SCOPE OF APPLICATION ...............................................................................................................................23 40. INTERVENTIONS AFFECTED........................................................................................................................24 41. OBJECTIVES AND CRITERIA FOR ANY COMMERCIAL STRUCTURE..................................................24 42. OBJECTIVES AND CRITERIA FOR STORES 1400M2 OR LARGER...........................................................25 43. OBJECTIVES AND CRITERIA FOR AUTOMOBILE-RELATED BUSINESSES.........................................27 SECTION 3: ANY BUILDING OR MODIFICATION OF A BUILDING IN THE “INDUSTRY (I)”, “COMMUNITY (P)” AND “RECREATION DIVISION (R)” GROUPS..................................................................27 44. SCOPE OF APPLICATION ...............................................................................................................................27 45. INTERVENTIONS AFFECTED........................................................................................................................28 46. OBJECTIVES AND CRITERIA ........................................................................................................................28 SECTION 4: ROOF TERRACE..............................................................................................................................28 47. SCOPE OF APPLICATION ...............................................................................................................................28 48. INTERVENTIONS AFFECTED........................................................................................................................28 49. OBJECTIVES AND CRITERIA ........................................................................................................................29 SECTION 5: PARKING ...........................................................................................................................................29 50. SCOPE OF APPLICATION ...............................................................................................................................29 51. INTERVENTIONS AFFECTED........................................................................................................................29 52. OBJECTIVES AND CRITERIA ........................................................................................................................29 SECTION 6: DAYCARES........................................................................................................................................31 53. SCOPE OF APPLICATION ...............................................................................................................................31 54. INTERVENTIONS AFFECTED........................................................................................................................31

By-law relative to site planning and architectural Table of contents integration programs number CA29 0042

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55. OBJECTIVES AND CRITERIA ........................................................................................................................31 SECTION 7: BUILDINGS OF INTEREST............................................................................................................32 56. SCOPE OF APPLICATION ...............................................................................................................................32 57. INTERVENTIONS AFFECTED........................................................................................................................32 58. OBJECTIVES AND CRITERIA ........................................................................................................................32 SECTION 8: NATURAL ENVIRONMENTS ........................................................................................................35 59. SCOPE OF APPLICATION ...............................................................................................................................35 60. INTERVENTIONS AFFECTED........................................................................................................................35 61. OBJECTIVES AND CRITERIA ........................................................................................................................35 SECTION 9: LANDISTE ON THE BOUNDARY OF ANOTHER BOROUGH................................................38 62. SCOPE OF APPLICATION ...............................................................................................................................38 63. INTERVENTIONS AFFECTED........................................................................................................................38 64. OBJECTIVES AND CRITERIA ........................................................................................................................39

CHAPTER 5: OBJECTIVES AND CRITERIA RELATED TO SPECIFIC ZONES....................... 40

SECTION 1: DRY MATERIALS DISPOSAL SITE .............................................................................................40 65. SCOPE OF APPLICATION ...............................................................................................................................40 66. INTERVENTIONS AFFECTED........................................................................................................................40 67. OBJECTIVES AND CRITERIA ........................................................................................................................40 SECTION 2: WATERSIDE ROUTE FOR BOULEVARD GOUIN OUEST AND LALANDE........................42 68. SCOPE OF APPLICATION ...............................................................................................................................42 69. INTERVENTIONS AFFECTED........................................................................................................................42 70. OBJECTIVES AND CRITERIA ........................................................................................................................42 SECTION 3: PROJECT FOR THE ARENA SECTOR ........................................................................................44 71. SCOPE OF APPLICATION ...............................................................................................................................44 72. INTERVENTIONS AFFECTED........................................................................................................................44 73. OBJECTIVES AND CRITERIA ........................................................................................................................44 SECTION 4: HÉRITAGE SUR LE LAC................................................................................................................47 74. SCOPE OF APPLICATION ...............................................................................................................................47 75. INTERVENTIONS AFFECTED........................................................................................................................47 76. GENERAL..........................................................................................................................................................47 77. GENERAL OBJECTIVES AND CRITERIA.....................................................................................................47 78. OBJECTIVES AND CRITERIA APPLICABLE TO DETACHED HOMES....................................................50 79. OBJECTIVES AND CRITERIA APPLICABLE TO MULTI-FAMILY HOUSING........................................55 SECTION 5: LES COURS TRAFALGAR .............................................................................................................58 80. SCOPE OF APPLICATION ...............................................................................................................................58 81. INTERVENTIONS AFFECTED........................................................................................................................58 82. OBJECTIVES AND CRITERIA ........................................................................................................................58

CHAPITRE 6: FINAL PROVISIONS.................................................................................................... 63

83. COMING INTO FORCE ....................................................................................................................................63 APPENDIX A PLAN OF THE ZONES AFFECTED APPENDIX B THE NATURAL HERITAGE


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APPENDIX C BUILDINGS OF EXCEPTIONAL VALUE AND LARGE INSTITUTIONAL PROPERTIES

APPENDIX D DESCRIPTIVE GUIDE OF THE SPECIFIC ZONES ZONE 1 – MIXED RESIDENTIAL ZONE 2 – DRY MATERIALS DISPOSAL SITE ZONE 3 – WATERSIDE ROUTE FOR BOULEVARDS GOUIN OUEST AND LALANDE ZONE 4 – “ARÉNA “ HOUSING PROJECT ZONE 5 – “HÉRITAGE SUR LE LAC” PROJECT ZONE 6 – “LES COURS TRAFALGAR” PROJECT

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THE BOROUGH COUNCIL OF PIERREFONDS-ROXBORO ORDERS THAT:

CHAPTER 1 DECLARATORY, INTERPRETIVE AND ADMINISTRATIVE PROVISIONS

SECTION 1: DECLARATORY PROVISIONS

1. TITLE OF THE BY-LAW

The by-law is titled “By-law relative to site planning and architectural integration for the Borough of Pierrefonds-Roxboro”.

2. TERRITORY AFFECTED BY THE BY-LAW

The present by-law is intended for the entire territory of the Borough of Pierrefonds-Roxboro. Excluded from the application of the present by-law however is any heritage site or historic monument targeted in a by-law adopted by the City under the authority of the Cultural Property Act (R.S.Q., c. B-4), after the coming into force of the by-law.

3. SCOPE OF APPLICATION

The present by-law applies to:

1° Zones identified in Appendix A, Appendix B and Appendix C, these being integral parts of the present by-law;

2° The use listed under code 471 “telephone communication, centre and network (except for use “4711 – Telephone Exchange”)” in the classification of uses in the zoning by-law;

3° The construction of new buildings, the extension of a main building with an area greater than 50 m2 and visible from the street, or the modification of exterior cladding materials over more than 50% of the surface area of the façade facing the street of buildings associated with the “Commerce (C)” group of uses and to buildings that include stores;

By-law relative to site planning and architectural Chapter 1 : Declaratory, interpretive and integration programs number CA29 0042 administrative provisions

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4° The construction of new buildings, the extension of a main building with an area greater than 50 m2 and visible from the street, or the modification of exterior cladding materials over more than 50% of the surface area of the façade facing the street of buildings associated with the “Industry (I)” and “Public (P)” groups of uses;

5° Daycares;

6° Buildings of interest mentioned in Appendix C or any construction along Boulevard Gouin Ouest;

7° Lots adjacent to another borough;

8° Zones subject to specific objectives and criteria;

9° Any new residential-type construction located in the territory of the Borough of Pierrefonds-Roxboro.

10° Any addition of an extra storey onto a residential building;

11° Roof terrace.

4. DOCUMENTS ATTACHED

The following plans form an integral part of this by-law:

1° The plan titled “Délimitation des secteurs assujettis au règlement relatif aux PIIA”. These plans appear in Appendix A, which forms an integral part of the by-law.

2° The plan titled “Le patrimoine naturel” prepared by the Borough of Pierrefonds-

Roxboro in the City of Montreal and dated September 2005. This plan appears in Appendix B, which forms an integral part of the by-law.

3° The list of the plan titled “ buildings of exceptional value and large institutional

properties” prepared by the borough of Pierrefonds-Roxboro of the city of Montreal, dated September 2005. This plan appears in Appendix C, wich forms an integral part of the by-law.


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4° Descriptions of the characteristics of particular sectors subject to the by-law related to SPAIPs. These descriptions appear in Appendix C, which is not part of the by-law, but represents a landscaping description and guide.

5. REPLACEMENT

For all legal purposes, the by-law replaces the following by-laws and all their amendments:

1° By-law Number 1109 of the Town of Pierrefonds titled By-law on the production of site planning and architectural integration programs;

2° By-law Number 94-572 of the Town of Roxboro titled By-law on site planning and architectural integration programs.

6. TABLES, GRAPHICS AND SYMBOLS

Any table, graphic, symbol or other form of expression other than the text itself contained in the by-law or to which it makes reference, forms an integral part of this by-law.

SECTION 2: INTERPRETIVE PROVISIONS

7. UNITS OF MEASUREMENT

All dimensions and measurements mentioned in the by-law are expressed in measure units of the International System (IS).

8. RULES OF PRECEDENCE FOR THE PROVISIONS

In the case of conflict within the by-law, the following rules apply:

1° In the case of conflict between the text and a title, the text takes precedence.

2° In the case of conflict between the text and any other form of expression, the text takes precedence.

9. RULES OF PRECEDENCE FOR GENERAL AND SPECIFIC PROVISIONS

In the case of incompatibility between two provisions in the by-law or between a provision in this by-law and a provision in another by-law, the specific provision takes precedence over the general provision.


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In the case of incompatibility between restrictive or prohibitive provisions in the by-law, or in the case of incompatibility between a restrictive or prohibitive provision in this by-law and a provision in another by-law, the most restrictive or prohibitive provision applies.

10. REFERENCES

All references to other by-laws given in this by-law remain open, that is to say they extend to cover any modification, made after the coming into force of the by-law, to which the by-law may be subject.

11. BY-LAW STRUCTURE

This by-law is divided into chapters using Arabic numerals. As needed, each chapter is divided into sections using a numeric decimal system.

The articles are numbered consecutively, using Arabic numerals. Each article is then divided into clauses. Clauses are not preceded by a number, letter or specific symbol. A clause may be further divided into paragraphs. A paragraph is numbered using Arabic numerals. A paragraph may be further divided into sub-paragraphs. A sub-paragraph is preceded by a lower-case letter. A sub-paragraph may be further divided into subsections. A subsection is preceded by a dash.

The following example illustrates the general structural method used in the present by-law:

CHAPTER 1 TEXT 1: CHAPTER SECTION 1 TEXT 2 SECTION 1. TEXT 3 ARTICLE

Text 4 CLAUSE 1o Text 5 PARAGRAPH

a) Text 6 SUB-PARAGRAPH - Text 7 SUBSECTION

12. TERMINOLOGY

For the purposes of interpreting the present by-law, except where the context indicates a different meaning, any word or expression has the meaning given to it in Chapter 3 of the zoning by-law. Should a word or an expression not be specifically defined in that by-law, it is understood by its common meaning as defined in a dictionary.


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SECTION 3: ADMINISTRATIVE PROVISIONS

13. APPLICATION OF THE BY-LAW

Application of the by-law is carried out by the designated official named according to the provisions in the by-laws on permits and certificates (By-law 1051 for the Town of Pierrefonds and By-law 93-558 for the Town of Roxboro)in force.

14. POWERS AND DUTIES OF THE DESIGNATED OFFICIAL

The powers and duties of the designated official are defined in the by-laws on permits and certificates (By-law 1051 for the Town of Pierrefonds and By-law 93-558 for the Town of Roxboro) in force.

15. VIOLATIONS, SANCTIONS, RECOURSE AND PROSECUTION

The provisions related to a violation, a sanction, recourse or legal prosecution in regard to the by-law are those set out in the in the by-laws on permits and certificates (By-law 1051 for the Town of Pierrefonds and By-law 93-558 for the Town of Roxboro)in force.

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CHAPTER 2 GENERAL PROVISIONS

SECTION 1: LIABILITY AND SUBMISSION

16. OBLIGATION

The issuing of a permit or a certificate for one or other of the interventions targeted by the by-law is subject to approval by the Borough Council of plans related to the construction and the architecture of the structures and buildings or to the development of the landsites, and to the work associated with them.

The Council may also require, as a condition(s) for approval of the plans, that the owner pays for certain elements in the program, in particular those related to infrastructure or to equipment, that he completes his project within a set timeframe or that he provides financial guarantees.

17. SUBMITTING AN APPLICATION

The applicant or his authorized representative should submit an application for approval of a site planning and architectural integration program to the designated official. It should be signed by the applicant or his authorized representative, and be accompanied by the information and documents required under Article 20 of the present by-law of the by-laws on permits and certificates (By-law 1051 for the Town of Pierrefonds and By-law 93-558 for the Town of Roxboro) in force, and the fees required for the study must be paid.

18. CONDITIONS FOR APPROVAL

When it examines a proposal, the Borough Council may also require, as conditions for approval of the drawings, that the owner:

1° Pay for certain elements on the plans he will prepare, in particular those associated with infrastructures and equipment;

2° Complete his project within a set timeframe.

19. FINANCIAL CONDITIONS

For any application related to new construction, the applicant is responsible for carrying out the exterior landscaping and must:

By-law relative to site planning and architectural Chapter 2 : General provisions integration programs number CA29 0042

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1° Provide financial guarantees in the form of a certified check for completing the contents of the drawings, respect deadlines and make payments for the elements that are his responsibility. These conditions may be included in an agreement between the Borough and the applicant, prior to approval of the project, on the one hand clearly indicating the commitments agreed to are met, and on the other hand, specifying certain methods of completion for the project should those commitments not be met;

2° Provide a financial guarantee in the form of a certified check for any project associated with housing – detached homes, duplexes, triplexes or high-density housing groups (5 or more units), commerce, industry, public buildings and institutional buildings; if the project involves new construction, the application should be accompanied by a financial guarantee for any exterior development, established according to the table below:

FINANCIAL GUARANTEES FOR ANY EXTERIOR DEVELOPMENT Single-family housing (group H1) $2,000 Housing (H2) $2,000 for the first unit and $1,000 for each subsequent unit Housing (groups H3, H4) (more than five units) $10,000 Commercial, Industrial, Public and Institutional:

• less than 1,000 square metres of the floor area of the entire building

• 1,000 square metres or more of the floor area of the entire building

$5,000

$10,000

3° Should the work not have been completed or executed in compliance with the

planning regulations in force within the set timeframe for the financial guarantee relative to the exterior landscaping, or within two years of the occupation of the building, the Council may execute the guarantee, and at its entire discretion:

a) execute the work and put the proceeds of the guarantee towards payment of the cost of

the work. Should the cost of the work exceed the amount of the guarantee, the difference will be recovered from the applicant;

b) execute the work and recover the costs from the applicant as needed, while keeping the guarantee as a fine;

c) keep the guarantee as a fine.


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SECTION 2 PROCEDURE FOR PROCESSING AN APPLICATION

20. INFORMATION AND DOCUMENTS REQUIRED FOR APPROVAL OF AN APPLICATION

An application for preliminary or formal approval of a site planning and architectural integration program should be accompanied by the following information and documents:

1° One copy of the proposal at a scale that will provide a clear understanding of the project;

2° Two reduced copies (27.9 cm x 43.18cm (11” x 17”)) of the proposal;

3° The drawings must include the following elements: a) A site plan, prepared by a land surveyor, at a scale that includes buildings and

parking areas;

- Buildings and parking - Dimensions and area of the lot - Identification of any servitudes (right-of-way, easements) - Natural levels of the landsite and of the centre of the road to show the

topography - Levels on adjacent landsites measured at 2 m from the property - boundaries - Exterior dimensions and area of the foundations - Natural and finished levels of the lot - Setbacks from the main building, construction and accessory buildings - Positions of adjacent buildings and their front setbacks - Elevation of the ground floors of the proposed and adjacent buildings - Existing trees ten centimetres (10 cm) or more in diameter measured at

twenty-five centimetres (25 cm) above the ground level and indicating those that must be felled

- Low-flow (20-100 years) areas, high-flow areas (0-20 years), the natural line of high water and levels and the bank, as well as their respective elevations.

b) A construction plan that must include:

- Front, rear and side elevations - Height of building (m) - Level of the basement in relation to the ground level - Exterior dimensions of the basement, ground floor and upper floors


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- Areas for the existing and proposed basement, ground floor, and upper floors

- Room dimensions and proposed uses - Area(s) of the front yard(s) for calculating the % of hard and paved

surfaces - Locations and total area of hard and paved surfaces (pedestrian

entrances and vehicular access, etc.);

c) Phases of execution for the project;

d) For the buildings to be constructed in the first phase: preliminary plans and specifications in compliance with the requirements of the present by-law and elevations of all façades;

e) For the buildings to be constructed in subsequent phases: façade elevations for each structure;

f) A photo montage of existing buildings on the site and buildings and structures on adjacent lots;

g) Summarized table of the project (existing and proposed floor areas and occupation percentages for each of the uses);

h) As needed, the design of common spaces in the project, including common parking areas, green spaces, pedestrian paths, space for storing waste, mail boxes if needed, recreational equipment and playground areas, locations of lampposts, fire hydrants and any other existing public equipment facing the property, locations of curb cuts in relation to any adjacent street or along the property;

i) A planting plan prepared by a landscape architect or landscaping professional that includes:

- scale, date and geographic north; - subdivision; - existing and proposed ground levels compared to geodetic data; - existing vegetation; - identification and locations of proposed planting areas including a

detailed planting table for each plant type, its species and its variety, planting method, height and spread;

- any element pertinent to understanding the project: photos, planting details, sections, furniture, etc.;


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- inclusion of planting beds for parking areas along the circulation aisles as required by the zoning by-law;

- location of fences, walls and hedges. - For any project other than a detached home, a duplex or a triplex, the

planting plan required above must be prepared by a landscape architect.

j) A chart of exterior cladding materials and a sample board on a rigid panel;

k) Methods planned for storing and collection of household garbage and waste material;

l) Methods planned for drainage on the site and the impact on existing or proposed public services;

m) Methods for connecting power, cable and telephone lines to existing poles; installation of connection boxes;

n) Level of the landsite in relation to sea level (topographic elevation);

o) For gas and service stations, the locations of pumps and tanks.

In addition to the information and documents required in the first clause, the following elements may be required depending on the nature and complexity of the project:

1° Architectural characteristics and the volumes of the buildings in adjacent zones; 2° General signage plan if needed; 3° Sunshine amounts study.

21. ADDITIONAL INFORMATION AND DOCUMENTS REQUIRED WHEN A TRAFFIC STUDY IS NEEDED

In addition to the information and documents required in the first clause of Article 20 of the present by-law, an application for approval of a site planning and architectural integration program requiring a traffic study must include, depending on the nature of the project, the following information and documents:


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1° Characteristics of the circulation system on the site: pedestrian network, vehicular traffic, layout and design of parking areas, lighting, directions and signage;

2° Planned links with the existing or proposed municipal road network; 3° Anticipated number of vehicles that will use the entrances and exits on each public

thoroughfare adjacent to the site; 4° Impact on the municipal road network in terms of:

a) Increased traffic volume;

b) Increased congestion at intersections closest to the site;

5° Installations proposed to allow access for public safety vehicles; 6° Installations proposed for loading and unloading of materials and merchandise;

7° Number of heavy vehicles that will have access to the site; 8° Location of entrances dedicated to heavy vehicle traffic; 9° Anticipated increase in the number of public transit users; 10° Methods proposed to facilitate accessibility to public transit; 11° Characteristics of the planned pedestrian network; 12° Hierarchy of traffic lanes distinguishing collector roads from local streets.

22. EXECUTION OF A PLAN ALREADY APPROVED

A plan related to site planning and architectural integration of buildings or to the development of landsites or associated work that has already been approved under a previous by-law or under this by-law may be executed provided that:

1° It meets the issuing conditions for any building permit or certificate of authorization required under of the by-laws on permits and certificates (By-law 1051 for the Town of Pierrefonds and By-law 93-558 for the Town of Roxboro);


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2° The construction or development project or the associated work has received approval under a previous by-law or formal approval under the present by-law, or is substantially in compliance with it.

In the case of a site planning and architectural integration program already approved under a previous by-law, any construction or landsite development project, or work associated with it but not part of this previously approved program should be formally approved as being in compliance with the provisions of the present by-law.

In the case of a site planning and architectural integration program who was approved by a resolution of the Council, this one must be realized under a delay of 18th months following the date of approbation. If not, the plan will past trough a new demand compliance with the provisions of the present by-law.

23. MODIFICATION OF A PREVIOUSLY APPROVED PROGRAM

It is possible to make minor modifications to a site planning and architectural integration program that has already been approved by the Council. When the designated official deems that the character of the application is minor, this modification does not require approval by the Council but should still be studied and signed by the designated representatives from the Urban Planning Department and the Business Services Department (AUSE).

The following elements, listed in a non-limiting way, may be considered as minor:

1° Colour of a cladding material; 2° Change in the type of exterior cladding material; 3° Dimensions of an opening if it remains less than double the width approved; 4° Planting areas proposed as part of the landscaping; 5° Any modification to a landscaping plan; 6° Location of a secondary building, structure or piece of equipment; 7° Modified subdivision;


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8° Enlargement of a building less than 50 m2; 9° Modification to the height of a building by plus or minus one metre.

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CHAPTER 3 OBJECTIVES AND CRITERIA RELATED TO A NEW RESIDENTIAL

CONSTRUCTION AND THE ADDING OF A STOREY TO AN EXISTING RESIDENTIAL CONSTRUCTION


The provisions in the present section apply to the entire territory of the Borough of Pierrefonds-Roxboro for any new residential construction and to the addition of an extra storey on an existing residential building.

25. INTERVENTIONS AFFECTED

Interventions subject to the objectives and criteria in the present section concern a cadastral operation involving the creation of a new landsite, the construction of a new main building, the addition of a floor, the opening of new roads or the extension of an existing road within the territory of the Borough of Pierrefonds-Roxboro.

SECTION 1: SITING AND ESTABLISHMENT OF A BUILDING

26. OBJECTIVES AND CRITERIA

OBJECTIVES EVALUATION CRITERIA Favour a quality living environment. The orientation of the streets and the urban fabric

should favour bringing sunlight into private outdoor spaces;

The street layout should be designed to minimize through traffic;

The project should not fragment the natural environment.

Make the most of natural elements.

The construction of a building and of its extensions should be adapted to the natural topography of the landsite;

On the shores of Rivière des Prairies, the construction of a high building should take into account the views of the river.

By-law relative to site planning and architectural Chapter 3 : Objectives and criteria related to the integration programs number CA29 0042 zones identified in appendix A

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Develop public thoroughfares by building along them.

Buildings should be constructed parallel to the street and in such a way that their largest, most imposing façades face the street, except for buildings bordering Boulevard de Pierrefonds, where construction may be perpendicular to the street.

Develop Lac des Deux-Montagnes and Rivière des Prairies with appropriate construction.

The installation or configuration of a project should seek to maintain or improve the views over Lac des Deux-Montagnes and Rivière des Prairies, from Boulevard Gouin Ouest, taking into account the vegetation and the existing and proposed ground levels;

The quality of the viewing points over the water or over the landscape visible across the water, such as an island, rapids, a mountain, a church spire should also be taken into consideration so as to take advantage of them;

The dominant construction method for the insertion environment should be favoured.

The construction of detached homes, with regard to their relationship to the public road system, should suit that of the insertion environment and the type street on which they are located.

Side façades on corner landsites facing a public thoroughfare should have an additional setback on at least one floor in order to present interesting visual perspectives and to maximize separation spaces at intersections;


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SECTION 2: ARCHITECTURAL TREATMENT


OBJECTIVES EVALUATION CRITERIA Ensure unity across a variety of architectural styles within each of the zones concerned.

It is not desirable to have the same building model on two consecutive lots or on two lots facing each other. There should be an interval of at least one lot between two identical models.

The housing models must show a resemblance in the following elements:

Architectural style;

Façade (height, width, alignment);

Roof (form and slope);

Fenestration.

Very pronounced differences in height and volume in adjacent buildings are to be avoided so that one does not seem overwhelmed by the volume of the other.

Favour high quality architecture. A side façade facing a park or a street (corner landsite) should have an architectural treatment similar to the main façade;

On the front façade, the following architectural elements should be favoured:

Brick in soldier courses over doors, garage doors and windows;

Banners framing windows and emphasizing openings;

Fascias and soffits of a similar colour to the corner boards and window casings;

Metric format bricks are favoured;

Door and window sills should not be made of brick;

The colour of asphalt tiles should harmonize with the colours selected for the cladding materials. However, white or pale grey aluminium cladding may be desirable to avoid heat accumulation;


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Brick joints should be rounded;

The application of secondary cladding should be exclusively horizontal;

Any lighting system should enhance the esthetic qualities of the installations and buildings;

Prefabricated chimneys must be clad in the same material as the exterior cladding;

The shape and arrangement of openings should be adapted to the architectural characteristics of the building;

Roof accessories, roof vents, downspouts, soffits, gutters and fascias will be the same tone and harmonize with the other materials;

All balconies adjacent to a street and more than 0.5 m above the ground should be fitted with an authorized material to close off the underside of the balcony.

Offer a special treatment for corner landsites. The front and side façades of a home located on a corner lot should be consistent in terms of height, materials, colours, style, architectural details, roof shapes, roof cladding material and roof colour.

Recreate certain characteristics found in detached homes in the area.

Certain specific architectural elements particular to the neighbourhood such as private steps, bay window or French balcony should be included.

Minimize the visual impact created by a garage door.

The volume of a garage entrance should be set back from the line of the front façade.

On a corner building, the garage should be located on the interior side of the landsite;

The colour of the garage door should be the same as the entrance door.

Conserve the continuity when enlarging an existing home.

Any enlargement or modification should be in harmony with the existing building in terms of volume and architectural treatment.


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Favour environmentally friendly construction materials.

Favour the use of energy-efficient construction materials when enlarging or renovating a building.

SECTION 3: ACCESSORY STRUCTURES AND EQUIPMENT


OBJECTIVES EVALUATION CRITERIA Ensure the integration of accessory structures with the main building as well as the compatibility of the design and installation of accessory equipment.

An accessory structure should have the same architectural components as the main building with which it is associated;

A detached garage should be in harmony with the architectural treatment of the main building and present a quality of architecture that is at least equivalent.

Minimize the visual impact of accessory equipment.

Accessory equipment should be designed and installed in such a way as to limit any visual or noise nuisances;

Accessory elements such as propane gas cylinders and heat pumps should not be visible from the street and must be concealed by a fence or landscaping.

SECTION 4: LANDSCAPING


OBJECTIVES EVALUATION CRITERIA Favour the integration and conservation of landscape components to be installed so as to improve the character of, and enhance, the proposed architecture.

Existing trees located outside the building footprint of a new structure or an enlargement and within a radius of at least 5m should be preserved;


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OBJECTIVES EVALUATION CRITERIA The natural ground level around the trees must be preserved by limiting backfilling and by providing a tree well around each tree.

The selection of planting materials and their arrangement enhances the existing and proposed architecture by emphasizing certain features in the structures. For example: emphasize entrances, outline volumes, combine colours and textures with the cladding materials.

Fences and screens should be included in the landscape design, as well as the architectural style of the project, both in the colour and in the choice of materials.

Improve the character of a street by planting trees.

Trees should be planted on the lot, with respect for the line of the street serving the lot.

Create landscaping that is attractive, functional and dense.

Landscaping may also be designed, as needed, in order to direct pedestrian traffic, delineate areas, create visual screens and control sunlight;

Plant selections should help to create landscaping that has as much interest in summer as in winter, by means of their colours, their long-lasting or deciduous foliage, their shapes and their heights. Native species (such as sugar maple, ash, blue bishop pine, bur oak, American Linden/basswood) should be favoured when selecting species for planting.

Dense green vegetation should surround the structures visually.

In any new project, lessen the impact of rear and side yards that border a public thoroughfare.

Any landscaping along Boulevard de Pierrefonds should over the long term hide the rear yards in a project as much as possible;

It is strongly recommended that a coniferous hedge be used to delineate the private space in a rear yard. This hedge may be combined with a fence, which said hedge will hide;

Only chain link fences (FROST-type) or shrub hedges may be used along the Pierrefonds boulevard.

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OBJECTIVES EVALUATION CRITERIA Reduce the visual impact of structural elements in a residential project with underground parking.

The slab serving as the rear yard behind row housing and the wall emerging from an underground parking garage should be concealed by a coniferous hedge.

Avoid installing a retaining wall between two landsites.

The difference in levels between two adjacent landsites should be managed in such a way as to avoid the use of retaining walls between the units as far as possible. The slope should be replanted to avoid natural collapse.

SECTION 5: MULTI-FAMILY HOMES


The provisions in the present section apply throughout the territory.


The interventions subject to the objectives and criteria in the present section concern the construction, enlargement, conversion, renovation and restoration, as well as the complete or partial reconstruction, of a multi-family residential building.


OBJECTIVES EVALUATION CRITERIA Ensure articulation of the façades by using recesses, protrusions and projections on the vertical planes to break up any linearity that is too large or monotonous.

The articulation of the volumes on a façade should lessen the monotonous effect that a multi-family building may create.

Buildings should favour balconies or loggias on the upper floors.

Ensure articulation of the façade to emphasize the main entrances to the building.

Entrances must be emphasized by a canopy and offer protection against inclement weather.

Propose a certain amount of privacy for residents on the lower floors.

For high-density projects, private, landscaped, outdoor spaces must be included.

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SECTION 6: INTEGRATED HOUSING PROJECT




The interventions subject to the objectives and criteria in the present section concern any integrated housing project.


OBJECTIVES EVALUATION CRITERIA Allow for the creation of a housing project of a size similar to those in the neighbourhood, so as to preserve an appropriate scale.

The main cladding material should be similar to the materials used to clad the buildings in the neighbourhood.

Ensure consistent, high quality architecture.

Structures should create a homogeneous group by means of their orientations, volumes, colours, materials and architectural elements.

The style selected should be the same throughout the project, and building variations should be in harmony.

Intensify the planting cover. Landscaping must aim to increase the number of trees in the zone significantly.

Minimize the visual impact of electrical power, telephone and cable distribution lines.

Connections for future buildings should be placed underground, and connected from existing overhead or underground electrical power, telephone and cable distribution lines.

Propose a special entryway. Emphasize the entrance to an integrated project with specific signage and special landscaping.


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Favour an attractive, quality, residential environment.

The positioning of the buildings should favour the installation of interior courtyards, either private or communal.

The shapes of the buildings should offer a variety of orientations to as to create well-ventilated spaces between the buildings. s

The buildings must be carefully arranged so as to provide sufficient privacy and sunlight between the housing units.

Favour consistent grading of the landsites, preserve natural elements of interest and protect trees during the construction work.

Structures must be built on the natural plateaus so as to disturb the environment as little as possible; excavation and backfilling work must be limited to preserve the terracing; the difference in levels between two adjacent landsites should be managed in such a way as to avoid the use of retaining walls between the units as far as possible.

Tree felling is limited to trees located where excavations for the access aisles and construction of the building make it necessary.

The architecture of the buildings is integrated into the slope with volumes and elevations in proportion with the ground levels.

Facilitate the use of services. Provide a location for containers for the collection of waste and the selective collection of recyclable materials.

Provide an area near the street, common to all buildings, for depositing garbage.

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By-law relative to site planning and architectural Chapter 4 : Objectives and criteria related to integration programs number CA29 0042 specific uses

CHAPTER 4 OBJECTIVES AND CRITERIA RELATED TO SPECIFIC USES

SECTION 1: USE LISTED UNDER “TELEPHONE COMMUNICATION, CENTRE AND NETWORK”

36. SCOPE OFAPPLICATION

The provisions in the present section apply to all the territory.


The interventions subject to the objectives and criteria in the present section concern the installation of a use listed under code 471 “telephone communication, centre and network (except for use “4711 – Telephone Exchange”)” in the classification of uses in the zoning by-law.


OBJECTIVES EVALUATION CRITERIA Any non-accessory antenna and any support to or on which an antenna is fixed or installed should be in harmony with the immediate physical environment where the antenna is located.

The location, form and colour of the structure should be planned in terms of its environment;

Sufficient landscaping should be installed to camouflage the site as much as possible from view from any public thoroughfare.

SECTION 2: ANY BUILDING OR MODIFICATION TO A BUILDING THAT IS IN THE “COMMERCE (C)” GROUP



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The interventions subject to the objectives and criteria in the present section concern the construction of a main building, the enlargement of a main building with a minimum area of 50m2 and visible from the street, and the modification of exterior cladding materials over more than 50% of the surface area of the façade facing the street of any building in the “commerce (C)” group.

41. OBJECTIVES AND CRITERIA FOR ANY COMMERCIAL STRUCTURE

OBJECTIVES EVALUATION CRITERIA Favour high quality architecture.

Façades should reflect their function while harmonizing with the characteristics of the surrounding urban fabric in the same zone.

Each building should be of satisfactory architectural quality, giving the street a harmonious look in regard to volumes, the rhythm of the façades and the cladding materials.

Cladding materials for the façade facing a street or visible from a street should be essentially masonry, as well as other materials that go well together.

The colours of the materials should go well together.

Façades facing a street should be designed to provide transparency and vitality, in particular by means of the rhythm created by the store entrances.

The quality of the architectural treatment of the structures is enhanced by any enlargement or modification to the existing building.

When visible from a public thoroughfare, any roof-top construction should be integrated with the building or concealed by a screen that integrates with the architecture of the building.

Installation of a green roof is encouraged.

Waste storage and collection areas should be integrated with the architecture of the building and be designed so as to minimize any nuisances associated with them, such as noise and odours.


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Any building devoted to parking should be designed to harmonize with the architectural treatment of the main building and present an architectural quality that is at least equivalent.

Include some liveliness on a side façade of a building on a corner lot.

Front and side façades located on a corner landsite should be consistent in terms of height, materials, colours, style, architectural details, roof shapes, roof cladding materials and roof colours.

Encourage a hierarchy for curb cuts to the building.

The main entrance should stand out from the other entrances; The treatment of secondary entrances should be consistent so as not to create confusion in the relationship between the main entrance and said secondary entrances.

Pay particular attention to the façade of a building.

The architectural treatment of a façade should be mainly fenestration.

Structure the space towards the road. Any protective fencing for an exterior storage area should not encroach onto the strip of landscaping required along the street.

Too great a difference in height and volume between neighbouring buildings should be avoided so that none seems overwhelmed by the volume of the other.

Signage should enhance the esthetic quality of the installations and the building.

The signage concept should be integrated with the building, the landscaping and the architecture in general.

42. OBJECTIVES AND CRITERIA FOR STORES 1400M2 OR LARGER

OBJECTIVES EVALUATION CRITERIA Minimize the visual impact of large commercial projects.

The project adapts to service constraints by proposing adequate performance, and anticipates, as needed, the impact of the project on the use of the existing road system.


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Measures that take into account the different typologies of the public thoroughfares (boulevard, collector road, local street) should be proposed in order to site entrances and exits safely and minimize their numbers. The use of common entrances and exits should be favoured, as well as any vehicular or pedestrian links between the commercial properties, and effective signals and signage should be included.

The building should be located as close as possible to the public thoroughfare.

The parking area should be located, as far as possible on the side, to the rear or in the basement rather than in front.

Loading areas should not become a source of nuisance adjacent homes. Visual and sound barriers must be included.

Fences and screens should be part of the landscaping concept as well as the architectural style of the project, in terms of both colour and choice of materials.

Material and colour selections should favour harmonization of the project with neighbouring buildings and be suitable for the needs and the character of the project itself.

Objectives and criteria for landscaping listed in Article 29 are applicable.

Objectives and criteria for a commercial building listed in Article 41 are applicable.

Objectives and criteria for parking listed in Article 52 are applicable.


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43. OBJECTIVES AND CRITERIA FOR AUTOMOBILE-RELATED BUSINESSES

OBJECTIVES EVALUATION CRITERIA Ensure the continuity of the urban and architectural fabric by minimizing sound and visual nuisance sources.

Attenuating measures should be established to minimize the impact of this type of commercial activity on adjacent properties (planting screen, architectural treatment).

When developing a lot and positioning a commercial establishment, lessen the sound and visual impacts on nearby establishments.

In the case of an establishment that is part of a building that houses several stores, garage doors may not be placed on the front façade of the main building; in existing cases, the architectural or landscaping treatment should minimize the visual impact perceptible from the street.

The use must not present any inconveniences to the neighbourhood, and in particular, it must not cause any smoke, dust or gas, or any noise more intense than the normal noise from the street to the edges of the building.

Objectives and criteria for landscaping listed in Article 29 are applicable.

Objectives and criteria for a commercial building listed in Article 41 are applicable.

Objectives and criteria for parking listed in Article 52 are applicable.

SECTION 3: ANY BUILDING OR MODIFICATION OF A BUILDING IN THE “INDUSTRY (I)”, “COMMUNITY (P)” AND “RECREATION DIVISION (R)” GROUPS




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The interventions subject to the objectives and criteria in the present section concern the construction of any new building, any enlargement of a main building with an area of at least 50 m2 and any modification of exterior cladding materials over more than 50% of the surface area of the main façade of a building in the “Industry (I)”, “Community (P)” and “Recreation Division (R)” groups.


The following objectives and criteria form an integral part of the present section:

1° The objectives and criteria related to lotting as listed in Article 26 are applicable; 2° The objectives and criteria related to architectural treatment as listed in Article 27

are applicable; 3° The objectives and criteria related to landscaping as listed in Article 29 are

applicable; 4° The objectives and criteria related to parking as listed in Article 52 are applicable.

SECTION 4: ROOF TERRACE




The interventions subject to the objectives and criteria in the present section concern any proposed terrace on a sloped roof of an existing building.


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OBJECTIVES EVALUATION CRITERIA Propose an installation that harmonizes with the immediate physical environment.

The terrace should be integrated with the building concerned and with the immediate neighbouring buildings by means of its colours, materials and form.

The terrace should be landscaped over at least half of its surface with vegetation.

The terrace should be located so as not to be visible from the public street adjacent to the lot.

The design of the terrace should respect the views of neighbours’ private spaces.

The location and appearance should contribute to enhancing the urban and surrounding landscape.

SECTION 5: PARKING


The provisions in the present section apply to the zones identified in Appendix A as well as to the uses and types of use indicated in Article 3 of the present by-law.


The interventions subject to the objectives and criteria in the present section concern access aisles, and the location and layout of a parking area.


OBJECTIVES EVALUATION CRITERIA Design the parking spaces so as to minimize their visual impact and traffic conflicts.

The parking area should be landscaped in order to attenuate the mass effect, by means of green islands of resistant shrubs and trees, well separated at the base, such as red maple, sugar maple, red oak and littleleaf linden.


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A distance should be left between the buildings and the parking spaces for the benefit of landscaping and access by pedestrians.

Wherever possible, off-street parking spaces and display areas should be located in the side and rear yards and to leave space for landscaping between them and the front yard.

Lighting does not fall beyond the site boundaries and is directed towards the ground so as not to disturb neighbouring homes.

The landscaping bordering homes should include a buffer zone in order to attenuate any impacts associated with the presence of commercial activities.

In an outdoor parking area larger than 1000 m2, green islands should be provided with sufficient area and in sufficient numbers to create a comfortable, safe environment, and contribute to the structuring and readability of the parking area. An accessory building used or destined to be used for parking purposes should be designed to harmonize with the architectural treatment of the main building and present architectural quality that is at least equivalent. The project should provide safe, attractive walkways from the public thoroughfare to the entrance to each building or establishment. The parking area should include sidewalks or other protected walkways in sufficient numbers to ensure safe pedestrian movements across the parking area.

Minimize the visually monotonous impact of parking spaces along streets.

Create knolls planted with shrubs or a low wall between a parking area and a street.

Curb cuts should be redeveloped in order to include a planting strip along the façade of each of the properties.


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SECTION 6: DAYCARES




The interventions subject to the objectives and criteria in the present section concern the construction, enlargement, conversion, renovation and restoration, as well as the complete or partial reconstruction, of a building housing a daycare.


OBJECTIVES EVALUATION CRITERIA Ensure the architectural integrity of the building within a residential sector.

The architectural treatment of the building should present the same characteristics as that of neighbouring buildings in the same zone.

The architectural treatment of any side façade facing a street should present the same general characteristics found on the front façade.

Minimize the impact of a playground on the immediate neighbourhood.

Any outdoor space designed for play and bordering a residential lot should be located and landscaped so as to include a sufficiently large buffer strip.

This space should be provided with a visual screen of the “mass planting” or “shrub bed” type, sufficiently dense to preserve the privacy.

Minimize the impact of a parking area. Any parking area should be concealed from adjacent homes by a visual planting screen.

A semi-circular access aisle must be designed to lessen conflicts between motorists and pedestrians.

The access aisle should be specially landscaped so as to limit any negative visual impact from the street.


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SECTION 7: BUILDINGS OF INTEREST


The provisions in the present section apply to the territories and buildings of interest with exceptional heritage and architectural value, and to the large institutional properties as defined in Appendix A and Appendix C.


The interventions subject to the objectives and criteria in the present section concern:

1° the construction of a new main building, or of a new accessory building;

2° modifications to the exterior appearance of an existing main or accessory building when it concerns an element of architectural or heritage interest;

3° the enlargement of an existing main building, or of an existing accessory building attached to a main building;

4° construction or modifications to a fence, a grill or a wall, a mass or line of trees on the grounds of a large institutional property or in the front yard of any other building affected by the present section;

5° exterior landscaping that involves the addition of paved surfaces in a yard adjacent to a street.


OBJECTIVES EVALUATION CRITERIA Preserve the architectural features of heritage and architectural interest and rediscover the characteristics of the original legacies.

The work proposed for a main building of heritage interest should restore or preserve the features of its original heritage, in terms of:

Its volumetry;

The type, nature and colour of its exterior cladding materials and roofing;

The dimensions and shapes of its openings;

The shape of its roof;

Its openings and projections.


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OBJECTIVES EVALUATION CRITERIA

Despite the preceding statement, when the original material is no longer available, it may be replaced by a material that is similar in appearance and colour.

An exceptional feature of a building may be changed, with respect for or by enhancing the architectural expression and composition, taking into account the original designs where they are compatible, in accordance with its value.

Ensure that enlargement and exterior renovation projects are integrated harmoniously with the heritage and architectural features of interest in the exterior elements of existing main buildings.

The side façade of a main building located on a corner landsite should receive the same architectural treatment as the main façade;

The colours used for the exterior cladding and the roof should be compatible in tone.

Integrate the proposed work harmoniously with the heritage and architectural features of interest and with the construction method of other buildings in the insertion environment.

Work proposed for a main building with no heritage features should be consistent with main buildings located in the construction site neighbourhood that presents heritage and architectural interest, in terms of:

The architectural form and the construction of the building;

The type and the colour of the exterior cladding material;

The shape of the roof and its slopes;

The locations, sizes and shapes of any projections;

The height of the main building, which should not greatly exceed that of main buildings on adjacent landsites;

The number of exterior cladding materials on the main building, which should be limited to three, one of which is used for accent purposes;

The surface area and the articulation of the openings should be similar to the proportions of openings in main buildings with heritage features in the neighbourhood. The side façade of a main building located on a corner landsite should receive the same architectural treatment as the main façade;

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OBJECTIVES EVALUATION CRITERIA The colours used for the exterior cladding and the

roof should be compatible in tone.

Harmonize the cladding on accessory buildings with the heritage and architectural features of interest on the main building.

Work proposed for an existing accessory building or for the construction of a new accessory building should not compromise the architectural integrity of the main building:

Sober colours are preferable to bright colours for the exterior cladding materials;

Traditional masonry, wood or material of similar appearance will be used for the exterior cladding;

A new accessory building or the enlargement of an existing accessory building must be sited in a location that does not conceal the architectural heritage features of an existing building, or an interesting visual perspective;

The accessory building must still appear to be an accessory, and must not visually dominate the main building.

Ensure that the exterior landscaping in a yard adjacent to a street highlights the main building and the special features of the site.

The exterior landscaping in a yard adjacent to a street should follow these criteria:

Installations must be carried out in the yard facing the main entrance to the building for pedestrian traffic and access to the main building;

Landscaping in which plants are dominant is required between a main building and a street;

Parking located in the rear or side yards should take preference over those in a yard adjacent to a street;

In the case of a building of heritage interest, the original landscaped portion should be preserved in terms of the choice of plant species, the composition of the space, the combination of spaces and the combination of paved and planted areas.

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OBJECTIVES EVALUATION CRITERIA Preserve and improve the existing planting and the landscape composition in yards adjacent to a street.

The original landscaped portion should be preserved in terms of the choice of plant species, the composition of the space, the combination of spaces and the combination of paved and planted areas.

Ensure that signs harmonize with the character of the building and of the neighbourhood.

Signs attached to a building should be of a size and colour that ensure that they do not take pride of place over the building to which they are attached.

Signs attached to a building should not cover an architectural element of interest.

Signs not attached to the building should be of a size and in a location that will not compromise the visual perspectives of interest towards a building or a site.

SECTION 8: NATURAL ENVIRONMENTS


The provisions in the present section apply to territories that include woodland, nature parks, eco-territories, wetlands and watercourses and their banks, as illustrated in the plan titled “Le patrimoine naturel” attached to the present by-law in Appendix B.


The interventions subject to the objectives and criteria in the present section concern a cadastral operation, the construction or enlargement of a building and excavation and backfilling work.


OBJECTIVES EVALUATION CRITERIA Preserve and enhance environments of natural interest while favouring their integration into the urban development.

The project should show that the planned subdivision meets the objectives and criteria applicable for the entire property owned by the owner.

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OBJECTIVES EVALUATION CRITERIA The placement of the structure and the development of the landsite on which it is built should be planned to favour their integration into the natural character of the construction environment and the preservation of mature trees existing on the land, as the case may be.

The distance between a structure and an environment of natural interest should be maximized. The construction of a new building or the enlargement of an existing building should be carried out in a way that maximizes the preservation of trees of major ecological or esthetic interest.

Preserve views through to watercourses and wetlands.

The expansion of a building, the placement of a new structure, fence or wall located on a landsite that links a waterfront roadway to a watercourse or to a wetland should try to maintain or create a visual opening from the waterside roadways to the water bodies and courses.

Favour the conservation and the enhancement of environments of natural interest.

The street layout and the subdivision of building landsites should be designed so as to preserve mature woodland of interest, rare forest stands (beech, red oak and hemlock) and areas deemed or likely to be deemed exceptional forest areas by the ministry responsible.

The natural level of the landsite should not be modified if this modification is likely to disturb an environment of natural interest or vegetation to be preserved.

Modifications to the natural topography of the landsite should be justified by technical constraints and be limited to essential modifications.

Allow the creation of an ecological corridor around Rivière à l’Orme.

The street layout should be designed so as not to compromise the survival of a species designated as threatened, vulnerable or likely to be.

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OBJECTIVES EVALUATION CRITERIA Allow the creation of a recreational corridor linking Beaurepaire Station to the Parc nature du Cap Saint-Jacques and to the Parc agricole du Bois-de-la-Roche.

The street layout and the subdivision of building landsites should be designed so as not to compromise the future creation of a recreational corridor linking Beaurepaire Station to the Parc nature du Cap Saint-Jacques and to the Parc agricole du Bois-de-la-Roche.

Preserve a viable ecosystem as well as the wildlife biodiversity in the sector of the Cheval Blanc rapids, while maximizing access to the banks.

The street layout and the subdivision of building landsites should be designed so as not to compromise the development of the ecological potential of the surroundings to the Cheval Blanc rapids.

Maintain a link between the conservation zones and the three current waterfront parks (Parc de l’île Roxboro, Parc-nature des rapides du Cheval-Blanc and Parc des Arbres).

The street layout and the subdivision of building landsites should be designed so as to favour the installation of ecological and recreational corridors that will link the banks, woodlands, wetlands and internal watercourses located around the project and on the project site itself.

Maximize the conservation of woodlands, wetlands and internal watercourses.

The street layout and the subdivision of building landsites should be designed so as to develop the banks of the watercourses, by integrating the waterside roadways into the development concept.

Favour the development of ecological and recreational corridors that will link the banks, woodlands, wetlands and internal watercourses.

The street layout and the subdivision of building landsites should be designed so as to favour the development of ecological and recreational corridors that will link the banks, woodlands, wetlands and internal watercourses located around the project and on the project site itself.

The street layout and the subdivision of building landsites should be designed so as to preserve the integrity of wetlands of high or exceptional value ecologically or in terms of water connectivity, as well as a buffer strip sufficient to ensure their ecological integrity.

Favour maintaining the waterside buffer strip of sufficient width in its natural state along the banks, wetlands and internal watercourses.

The street layout and the subdivision of building landsites should be designed so as to ensure the presence of a buffer strip bordering watercourses, of sufficient width to ensure the protection of the watercourse and to allow the natural appearance of the bank or its future naturalization to be preserved.

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SECTION 9: LANDISTE ON THE BOUNDARY OF ANOTHER BOROUGH


The provisions in the present section relative to landsites on the boundary of another borough apply to any landsite adjacent to another landsite located in the Boroughs of Île-Bizard─Sainte-Geneviève, Saint-Laurent or Ahuntsic─Cartierville. The provisions for landsites on the boundary of another borough also apply to any landsitewith all the following characteristics:

1° It borders a public thoroughfare that provides access on each side to a waterfront lot;

2° A boundary of the Borough of Île-Bizard─Sainte-Geneviève, Saint-Laurent or Ahuntsic─Cartierville faces this landsite, along its length or its width.


The provisions for landsites on the boundary of another borough apply:

1° To a construction project in which the height exceeds, by more than half, the height permitted on an adjacent landsite that presents all the following characteristics;

a. It is located in a borough mentioned in article 62;

b. Housing is permitted on this landsite.

2° To a project aimed at a land use by means of a new use or by extending an existing use

when restrictions apply to this use in one of the boroughs mentioned in article 62;

3° To a proposed outdoor storage area on a landsite that is adjacent to a landsite that presents all the following characteristics:

a. It is located in a borough mentioned in article 62;

b. Housing is permitted on this landsite.


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OBJECTIVES EVALUATION CRITERIA Reduce nuisances related to the height differences of buildings located on a borough boundary.

For a construction project in which the height exceeds, by more than half, the height permitted on a adjacent landsite:

The setback for the excess storeys or of the entire building in comparison to the borough boundary, or the shape of the roofs, should take the sun’s course into account so as to minimize any increase in shade created on the landsite located in the other borough;

The increase in the distances between the proposed buildings and the variations in the alignments of the rear wall, or in the height of the building, should allow visual spaces to be maintained towards the sky or between buildings; these spaces, combined with the percentage of fenestration and the colour of the walls, help to attenuate the impact of the project.

Take into account the restrictions applicable in another borough and the impacts of a new land use by means of a use to which these restrictions apply;

For a use subject to restrictions in a neighbouring borough, the use should not be located in a place where it could not be authorized if the restrictions applied jointly in both boroughs.

Minimize the negative impacts of an outdoor storage area that occupies a space next to or facing a residential landsite;

An outdoor storage area should preferably be located in a yard that is not adjacent to a residential landsite located in the neighbouring borough. Should this be the case, mitigation measures should be planned (landscaping, visual screen, fence).

Ensure harmonization among the boroughs for buildings, landscaping and signs.

In a case where the landsite borders a public thoroughfare that provides access to a landsite on each side and where the borough boundary faces this landsite, along its length or its width, the project should take the following criteria into account:

The project should help to maintain or improve the character of the common public thoroughfare by seeking to lessen any disparities between the boroughs, while maintaining coherence with the character of the borough in which the project is located;

The project should take into consideration the buildings opposite or next to it in the other borough when those buildings are representative of the buildings in that borough or when they have architectural or heritage value. Otherwise, the regulatory provisions affecting these landsites must serve as a guide for establishing compatibility.

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CHAPTER 5: OBJECTIVES AND CRITERIA RELATED TO SPECIFIC ZONES

SECTION 1: DRY MATERIALS DISPOSAL SITE


The provisions in the present section apply to Zone 2 in Appendix A.


The interventions subject to the objectives and criteria in the present section concern the location of installations, the layout of access roads and the landscaping of the dry materials disposal site.


OBJECTIVES EVALUATION CRITERIA Minimize the visual impacts of a dry materials disposal site.

Include landscaping that limits any visual opening onto the disposal site, especially close to structures located less than 50 meters away.

The arrangement of trees and plants should be attractive, functional and easy to maintain. It should also, as needed, properly delineate the different areas of activity, create visual screens and be integrated with the housing and recreational installations located on the periphery.

Preserve good-sized trees and the existing vegetation all around the site and favour the integration of existing elements and those proposed in the plan for the future restoration of the dry materials disposal site.

Access to the site and the locations of truck stops should be laid out so as to conceal the activities on the site from Oakwood St. All activity and storage areas should be designed so as to conceal the operations of the dry materials disposal site; structures should be set back from roads and not visible from them.

By-law relative to site planning and architectural Chapter 5 : Objectives and criteria related to integration programs number CA29 0042 specific zones

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The concrete debris on the northern edge of the site should be removed and the abandoned fences replaced to ensure the security of the premises. At the completion of the restoration of the dry materials disposal site, the surface of the site must be free of all debris, unusable material or other clutter of the same type.

Encourage the installation of buffer zones within the zone in order to reduce the visual and sound impacts.

On the front strip of the landsite, along Oakwood St., install a planted and landscaped buffer zone with varying ground levels; the landscaping must improve the visual aspect of the site generally, allow a link with the woodland park further to the east and become integrated in the final restoration when operations end; trees and shrubs to be included should cover at least 50% of the ground surface.

Along Oakwood, plant a line of trees within the buffer zone planned above.

Along the edge of the site, install a knoll-type buffer zone of varying heights planted and landscaped so as to take into account the periphery access road, the proximity of homes and the integration into the immediate environment. The reforestation of re-worked or newly created surfaces should be favoured by replanting them with native trees and shrubs or those that will integrate with the existing vegetation.

On the eastern boundary of Parc Duval, extend the screen of greenery created by the row of trees in order to maintain a natural, visual barrier.

Plan the landscaping for the short and medium term.

At the start of the project, propose an initial landscaping plan for buffer zones with the proposed knolls, visual screens and any installations designed to conceal the dry materials disposal site.

At the end of the project, propose a final landscaping plan for the restoration of the ground, showing the vegetation cover and the maximum level of the final surface as well as the landscaping and/or recreational installations planned.


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SECTION 2: WATERSIDE ROUTE FOR BOULEVARD GOUIN OUEST AND LALANDE


The provisions for a waterside route for boulevards Gouin Ouest and Lalande (Zone 3) apply to any landsite bordering the waterside route for boulevards Gouin Ouest and Lalande that appear on the plan attached in Appendix A of the present by-law.


The provisions for a waterside route for boulevards Gouin Ouest and Lalande (Zone 3) apply:

1° To the construction of a new main building or to the enlargement of an existing main

building when it is located on a landsite bordering the waterside route for boulevards Gouin Ouest and Lalande;

2° To the construction or enlargement of an accessory building, wall or fence on a landsite

that links the waterside route for boulevards Gouin Ouest and Lalande to Rivière des Prairies or to Lac des Deux-Montagnes.


OBJECTIVES EVALUATION CRITERIA The placement, shape and volume of the building should be designed so as to make the most of Lac des Deux-Montagnes and Rivière des Prairies;

The project must take into account the urban and architectural characteristics of the insertion environment by being compatible and by maintaining the quality of the overall value of this environment.

Making the most of the bodies of water The placement or the configuration of the construction or enlargement project should seek to maintain or improve the views across Lac des Deux Montagnes or over Rivière des Prairies, from Boulevard Gouin Ouest, taking into account the vegetation and the existing and proposed ground levels.

The quality of the viewing points over the water or over the landscape visible across the water, such as an island, rapids, a mountain, a church spire should also be taken into consideration so as to take advantage of them. Excavation and backfilling work should preserve the natural topography of the site in non-built areas.


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Architectural integration of a new building The building should express that it is part of its insertion environment by adapting to the main characteristics of that environment in terms of typology, height, width, alignment, density rate, entrances and exits, and the dominant architectural elements of buildings in this insertion environment.

The project should also take into consideration its contribution to the coherence of the block, intersection, street or sector in which it is located, according to its use, its visibility and the level of importance that it may have in the borough and the city.

The project should seek to make the most of the buildings, the traces of previous occupations of the territory and the natural elements of interest that are still to be found in the sector or on the stretch of street.

The dominant construction method in the insertion environment must be favoured.

The layout of parking spaces in front yards and the presence of garage doors on front façades are not to be favoured unless they allow visual openings towards the bodies of water to be optimized. The use of stone, brick and wood as cladding exterior materials must be favoured. Signs should be discreet; signs attached to a building are preferable to detached signs.

Notwithstanding the preceding sub-paragraphs, in the case where a building is located on a stretch of Boulevard Gouin Ouest or Lalande where the buildings are not integrated one with the other or if the character of the stretch of road or the sector is not compatible with the character of adjacent stretches, the building should take into account the following criteria:

The adjacent stretches of road or sectors may be use to evaluate the architectural integration to ensure continuity with them and to enhance the value of the entire boulevard;

The building should help to attenuate any irregularities in heights and alignments among the buildings by focusing on the common characteristics of the building of greatest architectural interest or on the quality of the landscaping and the urban streetscape in the insertion environment.


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SECTION 3: PROJECT FOR THE ARENA SECTOR




The interventions subject to the objectives and criteria in the present section concern all new structures whether main or accessory buildings, any modification to an element in the building envelope, parking areas and landscaping.


OBJECTIVES EVALUATION CRITERIA Harmonize all the structures in order to strengthen the image of the arena sector and favour the construction of high quality buildings.

Structures should be consistent in their architectural composition (volumetry, exterior cladding materials, type of roof, openings); Building façades should be articulated with setbacks and recesses to break up any linearity; the use of volumetry in the architectural language is recommended; Façade claddings are to be brick in tones of red and should harmonize with adjacent buildings; Decorative elements around openings or in bands across the width of the façade are to be emphasized;

Multi-family buildings should favour balconies on the upper floors; structures other than residential buildings should make use of a play of roofs; for residential buildings, only a gabled roof is permitted; Entrances are emphasized by canopies and offer protection against intemperate weather;

The front and side façades of a building on a corner landsite should be homogeneous in terms of height, materials, colour, style, architectural details, roof shapes, roof cladding materials and roof colour, to give the appearance of a main façade on two sides; the side façades are to be articulated as much as possible and adapted to the configuration of the street corner.


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In the case of row housing with garages in the basement on Rue Jolicoeur only, access to parking is to have a maximum slope of 8% and the foundation walls around the garage are treated so as to integrate them with the building’s brick façade; the width of curb cuts leading to the basement garage is reduced to allow for high quality landscaping along the front façade of each building.

Ensure integration of the architecture for accessory structures to main buildings, as well as compatibility with the design and placement of accessory equipment.

Accessory structures share architectural components with the main buildings with which they are associated; Accessory equipment is designed and located so as to limit any environmental nuisance, particularly visual and sound.

Site structures so that they enhance the public thoroughfare.

Buildings are to be placed parallel to the street with their widest and most imposing façade facing the street, except for buildings situated along Boulevard de Pierrefonds, where placement may be perpendicular to the street; Structures are to be placed so that outdoor spaces can benefit from the maximum amount of sunlight and so take advantage of solar energy; The placement of buildings should avoid creating wasted, unusable areas on landsites; The placement of structures should create a homogeneous group; Landsite layouts should include an opening towards the park, in particular, the installation of foot and bike paths.

Lay out the parking spaces so as to minimize their visual impact as well as traffic conflicts.

Large parking areas are to be reduced by appropriate landscaping such as green islands;

Lighting fixtures are to be decorative and modest; lighting must not fall beyond the site boundaries and must be directed towards the ground so as not to disturb neighbouring homes; Parking areas for structures related to seniors’ residences, daycares or any other construction other than low-density housing in Zone H4-4-284 are to be located to the north of the proposed building.


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Include landscaping that will enhance the buildings and the characteristics of the site.

The choice of materials must reveal certain identifiable characteristics in the group, for example: emphasize the entrances, outline the volumes, combine colours and textures by means of the cladding materials; Linear planting along the façade on the public thoroughfare should be included in the landscaping; Notwithstanding the Zoning By-law,, the minimum number of trees on each building landsite is determined as follows:

for detached or semi-detached single-family type buildings,, three trees per lot: two in the front yard and one in the rear yard;

for single-family row-house type buildings,, two trees per lot: one in the front yard and one in the rear yard;

for all other groups, a tree for every 250 m2 of the landsite area;

Each tree must have a trunk with a minimum diameter of 60 mm, calculated at 25 cm above the root crown in the case of a deciduous tree or at a height of 2.5 m above the root crown in the case of a conifer;

An off-street cycle path is to be installed to the west of Graham St. and in the park so as to establish a link between the urban park and the existing bike lane along Boulevard de Pierrefonds;

Development of the landsites should favour decorative, uniform lighting for the project as a whole;

for any landscaping work, planting details must be compiled, according to each case, specifying the materials used and the techniques involved;

A landscaping plan is required.


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SECTION 4: HÉRITAGE SUR LE LAC




The interventions subject to the objectives and criteria in the present section are those interventions touched on in chapters 3 and 4, except for subdivision, site placement, architecture, landscaping and parking, which are also specifically dealt with in the present section.

76. GENERAL

When the expression “by project” is used in the present section, this implies that the main developer is presenting the City in a Development Plan, under the same S.P.A.I.P., one or several projects from different builders. In this case, a project is defined as a collection of significant buildings incorporating stores and/or housing located on both sides of the road.

77. GENERAL OBJECTIVES AND CRITERIA

OBJECTIVES EVALUATION CRITERIA Favour a distinct, integrated style of architecture for the “Héritage sur le Lac” project as a whole in which each home possesses customized architectural quality by means of the treatment, the claddings and the colours, while ensuring a coherent, consistent development context, in terms of both the design (forms, volumes, heights) of the buildings and their relationships with one another and with the public spaces around them.

The builder must provide a site plan prepared by a land surveyor, which must show, for each of the landsites, the existing levels as well as the proposed levels for the road, garage floor, yards and embankments, in conformance with the Development Plan.

Respect the levels on the landsite and the slopes as described on the Development Plan and on each site plan prepared by the land surveyor.

All the landsites should drain towards the road, except for the landsites adjacent to Boulevard Gouin Ouest, rues des Palefreniers, du Persan, du Traîneau adjacent to Boulevard de Pierrefonds and the landsites adjacent to the streams and those bordering the western boundary of the development, which should all drain either to the rear or to the side of the landsite. Drainage slopes as well as easements should be shown on the land surveyor’s site plan.


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Protect the two streams shown on the development site for the project.

For all landsites with boundaries on the streams:

A waterside strip at least ten meters (10 m) wide from the banks of the O’Connell stream must be preserved and any development on these banks must respect the standards relative to the redevelopment or naturalization of banks as stipulated in Article 45 of By-law 1049;

If a fence is installed on the rear or side boundary of a lot adjacent to a stream, it must placed on the edge of the protected waterside strip and be green chain link, with a minimum height of 1.5 m with an access gate.

Favour the planting of a line of trees bordering the public easement and preserve the existing trees on the site.

Tree felling is limited to trees located where construction of the building makes it necessary, at a maximum distance of 5 m around the construction.

A site plan must be provided by a land surveyor, showing the existing mature trees with a diameter of 15 cm on the rear boundary of lots along Boulevard Gouin Ouest and along the north-south multi-use trail within the project.

All trees along Boulevard Gouin Ouest and along the multi-use trail must be protected and preserved during the construction work.

Using the site plan for trees provided by the land surveyor, the trees to be preserved are to be identified on the landsite by the municipal departments.

Fences and walls

Only green chain link fencing, at least 1.5 m high and installed by the Borough, is permitted on the rear boundary of lots along Boulevard Gouin Ouest.

Create a buffer zone between the easement for the Ministry of Transport and any residential zone.

A green space six meters (6 m) wide along the easement will be inserted by the City once the design of the future Autoroute 440 is known; the water will drain from the rear yard boundary towards the buffer zone adjacent to the easement for the highway;

A uniform green chain link fence at least 1.8 m high should be installed.


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Minimize the impact of lines of utility poles for electric power, telephone and cable distribution in the project, in rear yards, on streets and in parks.

Only the electrical power supply network and service lines for the central portion of the project are overhead, and temporarily on Boulevard Gouin Ouest where the existing electrical power lines are overhead. Along large sections of Boulevard Gouin Ouest, the O’Connell stream and on the periphery of park, the network is underground.

A site plan of the various installations must be provided.

Electricity

Electrical power supply and service lines to homes are placed at the rear of lots except in the O’Connell stream sector, where they are at the front of the lots. Electrical power supply and service lines in the multi-family zone are underground at the front of the lots.

Distribution and service lines for each home on lots adjacent to Boulevard Gouin Ouest are to be at the rear of the lot and underground. Electrical power is to be supplied temporarily from the existing overhead lines on Boulevard Gouin Ouest.

Telephone and cable distribution lines

The entire project is served by an underground supply and service network.

The conduits for Bell and cable serving each home must be installed in PVC conduits buried in the ground up to the building.

The pedestal, maximum one meter (1 m) in height and green in colour, must be installed at the junction of the lot boundaries for the underground service to homes.

For the O’Connell stream sector, where service is provided at the front of the lot, each pedestal must be installed at a distance of at least six meters (6 m) from the front boundaries of the lots and hidden from view by means of landscaping or an opaque fence so that they are as invisible as possible from the street.

Ensure that each building presents customized architecture.

All builders must submit the design of the buildings for approval by the developers’ project manager. This latter must ensure that each style of home is in compliance with the Development Plan and with the architectural elements in the present SPAIP. The style models must be signed by the project manager and submitted to the Borough for a permit application. A permit will not be issued if the models do not carry the signature of the developers’ project manager.


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78. OBJECTIVES AND CRITERIA APPLICABLE TO DETACHED HOMES

OBJECTIVES EVALUATION CRITERIA Give the street a consistent character in terms of volumes, rhythm of the façades and cladding materials.

Typology Structures must have a minimum floor area of building above ground of 160 m2 and must have an attached or internal garage.

Models can not be repeated on two adjacent lots on the same side of the street.

Models may be repeated at most four times on the same side of the street over a distance of three hundred meters (300 m). A different model is understood as being a model that varies over at least 50% of its volume and/or fenestration.

A home model may not be repeated more than once on the corners of a street intersection.

A detached single-family home should not have the same masonry finish as its immediate neighbour. Height The maximum height for a detached home is thirteen meters (13 m) measured from the level at the centre of the street to the top of the main roof. Façades The main façade should be at least nine meters (9 m) wide, and must include either an integral porch or a veranda, or a balcony, or a garage and have a volume that projects or is recessed from the main body of the building.

Side façades facing parks or streets (street corner) should have similar architectural treatment to the main façades in terms of volumetry and materials. Garage Garages that project beyond the main volume should project no more than 2.45 m, and the maximum width of a garage door is 4.30 m.


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For the lintel of a curved garage door, only a fixed panel of the same type and colour as the garage door for filling the space between the arch of the curve and the garage door, or a door designed for this purpose, is permitted. The garages for the “latéral 3” type units on rue du Palomino may be semi-basement garages. A speed bump is required at the top of the slope to semi-basement garage entrances, in compliance with City requirements, to avoid an overflow of water draining from the street towards private entrances; this speed bump may be in the street easement, between the paving and the lot boundary. A continuous exterior drain across 60% of the width of the door should be installed by the developer in front of every semi-basement garage door, at the foot of the slope; A difference in level of 50 mm is required between the bottom of the semi-basement garage door and the top of the exterior drain cover. The maximum slope for the entrance to a semi-basement garage is 8%. Roof shapes A main roof must have symmetrical slopes; the slope on a roof over a main volume is to be between 6/12 and 17/12, the slope of an auxiliary volume is between 6/12 and 30/12 and the slope of a porch and/or a secondary volume is between 4/12 and 15/12. Any roof design with asymmetrical slopes, or a flat roof, is prohibited. Cornice – Skylight or roof window A double cornice is obligatory on the front façade and on side façades on corner lots facing a street or a public space. A single cornice is permitted for side and rear façades. However, this second cornice may consist of guttering for the horizontal elements. A cornice on which the lower edge is rounded is not accepted.

Doors and Fenestration

Main windows are to be square or vertical rectangles;


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Accent windows in classical shapes (circles, lozenges or curved shapes) are also permitted.

Windows may be fitted with a grill with square or vertical rectangle divisions.

Main entrance doors should be solid, embossed or glazed.

French doors are not permitted on façades facing the street.

Elements and accessories

Guardrails on balconies at the front of homes must be classical in style with some ornamentation, and the colour should harmonize with the masonry.

Columns: Minimum dimensions for square columns are 0.20 m x 0.20 m and the minimum diameter for round columns is 0.25 m.

As needed, double columns may be required by the project manager for balconies on very wide façades.

Columns must have capitals with architectural details (e.g., abacus, echinus, gorgerin, astragal); hollow or fluted aluminum columns are prohibited.

Trellis: all balconies facing a street that are more than 0.5 m above grade should be fitted with trellis to the ground, closing off the space below.

Louvered or lattice shutters are permitted.

Mouldings: details such as mouldings at the tops of the main walls at the junction with the eaves are permitted.

A party wall, one foot (1’) wide by four feet (4’) long, between two “latéral 3” type structures, should fit in well with the colour of one of the “latéral 3” homes in terms of the following elements: its placement in the front yard, a garden door, brick cladding and a roof.

Masonry

Masonry details, such as quoins, lintels and string courses are permitted.


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Masonry must return on side façades of a detached home for a distance of 0.6 m (bricks split and attached to concrete sheets are accepted); however, the project manager may require this distance to be increased so that it harmonizes with the architecture of the building.

Brick returns are obligatory for any change in material.

On the first floor of each unit, the four sides should be masonry.

Concrete bricks and clay bricks may not be used on the same project.

Metric format bricks are favoured, while oversized bricks are prohibited.

Masonry should extend onto side walls and onto the rear wall for corner buildings by at least 0.8 m.

On the façade facing the street, key stones in the arches over 60% of the openings and masonry corners with or without spandrels are to be integrated into all houses in the same project, except for the “lateral 3” type units on rue du Palomino. On the façade facing the street, soldier courses or ornamental stones above garage doors and windows are preferable.

Smooth "Arriscraft" stones or their equivalent are permitted for all work for details, lintels, sills, string courses, etc. These stones should not be used over more than 10% of each façade and must harmonize with the types of masonry and colours used on the home.

To give the project a unique character and a distinct feeling of unity, the materials, textures and colours are carefully selected to provide a variety of choices for future residents of the project.

The project overall is designed to exhibit harmony, with its shades of grey, beige, red and brown. The neighbourhood will be predominantly in these four colours with beige as the common denominator. Roof colour will be appropriate for the masonry colour and all accessory elements will go well with the main colour of the building, either as a complementary colour or a contrasting colour.


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The materials and colour chart must be respected. Its purpose is to create a feeling of unity for the entire neighbourhood, while allowing each building to be customized. The basic materials and the colour chart are to be submitted for approval by officials in the Aménagement urbain et service aux entreprises department and will be approved by the Council as part of an SPAIP; no on-site substitution will be possible.

The complementary materials will be aluminum/vinyl; light concrete panels may also be used.

Roof cladding materials are asphalt tiles. Complementary cladding materials such as tin, copper and lap joint or standing seam metal panels are permitted for the secondary elements.

For each of the types identified above, a minimum percentage of masonry is required and attributed as follows:

Type 1: detached: 90% masonry for the four façades;

Type 2: detached: 90% masonry on the main façade and 50 % for the other three façades;

Type 3: “latéral 3”: 70% masonry for the main façade and 50 % for the other three façades;

For an area of less than 25% on each façade, either for decorative elements or cantilevers, claddings in wood, Ispro panels, copper and tin are permitted;

Accessory buildings

Accessory buildings must be the same colour as the claddings, and the same architectural details, as the main house; however, the masonry is not obligatory.

Preserve the characteristic attributes of the lots

New construction must preserve and strengthen the character of the lot in terms of the presence of trees, quality landscaping and well-maintained green spaces.

Trees

Trees must be planted along the street at the lot boundary, at the rate of one tree per lot. For corner lots, two extra trees, paid for by the developer and planted by the Borough on the side road, are required.


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Open spaces

The open space in the front yard between two units may only be graded very minimally between the two landsites in the final landscaping of each property.

A 1.5-metre high green chain link fence must be installed by the developers on the property boundary along the bike path on Boulevard de Pierrefonds. A coniferous hedge minimum 1.5 metres high must be planted along the property boundary between this fence and the buildings.

Walls

Walls and steps located along an access aisle leading to a semi-basement garage should be constructed of reconstituted stone the shapes, textures and colours of which conform to the materials chart submitted as part of the SPAIP.

The placement of structures on the site, in terms of their relationship with the public thoroughfare, should be in harmony with the insertion environment and the type of street they border. Buildings must be placed so as to provide as much open space as possible.

The side façades located on corner landsites facing a public thoroughfare should have an additional setback on at least one storey so as to present visually interesting perspectives and maximize open views at intersections.

79. OBJECTIVES AND CRITERIA APPLICABLE TO MULTI-FAMILY HOUSING

OBJECTIVES EVALUATION CRITERIA Favour the planting of a line of trees along the public easement and common parking areas in order to limit exposed surfaces.

Trees must be planted along the edge of the road at the lot line, at a rate of one tree every seven (7 m) linear meters. A minimum of six additional trees per lot planted and positioned in such a way as to limit the exposure of the parking spaces to the sun’s rays.

Give a street a harmonious and integrated character with a classic architectural style in terms of volumes, the rhythm of the façades and the cladding materials.

Typology New buildings should be of high quality design and construction with attention paid to the details.


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The design for all the buildings should be in line with the other similar types of buildings, maintaining the same characteristic shapes, materials and textures. Flat roofs are permitted. Height All buildings on landsites adjacent to a zone for single-family, detached homes with no public thoroughfare separating them should demonstrate a gradual increase in the number of storeys in order to ensure a suitable transition in the building volume. Façades Side and rear façades facing a street or public spaces should receive an architectural treatment similar to that of the main façade. Garage The maximum slope for the entrance to a garage is 8%. A difference in level of 75 mm is required between the bottom of the garage door and the top of the exterior drain cover. A continuous exterior drain across the width of the door should be installed by the developer in front of every garage door, at the foot of the slope. A speed bump is required at the top of the slope to garage entrances, in compliance with City requirements, to avoid an overflow of water draining from the street towards private entrances. Doors and Fenestration All windows are to be square or vertical rectangles; rounded, circular, lozenge, curved or arch shapes are not permitted. Elements and Accessories Guardrails on balconies should be made of glass and grey aluminum around their entire perimeter. Masonry Each building should have at least two combinations of distinct brick colours as defined on the colour chart.


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The same brick colour should be used on the main body of all the buildings. A band of smooth-finish stone should be used around the entire building on all of the buildings as a transition between the foundation and the brick. A band of smooth-finish, 3 ½ stone and a band of 8” thick stone should be used on all the buildings between the ground floor and the floor above in locations brown and beige coloured masonry is used. Brick should be metric format. Pointing should be concave and rounded. All window sills should be made of smooth 3 ½” stone of a colour that goes well with the string courses. The ground floor walls should be entirely clad in bricks. A minimum of 70% of the perimeter of the building must be masonry.

To give the project an architectural treatment that creates a strong, significant presence, the materials, textures and colours are selected carefully.

The project overall is designed to exhibit harmony, with its shades of grey to red and brown, with the colour sand as the common denominator. The metal cladding colour will be silver-grey for the upper volumes. The metal cladding colour will be red or white for the lower volumes. The materials and colour chart must be respected. Its purpose is to create a feeling of unity for the entire group of buildings. The complementary materials will be the fascia boards, soffits, flashings, sills, lintels, door frames, garage doors, windows and entrance doors and will be made of grey or white steel or aluminum or PVC.


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Ensure visual and esthetic integration of mechanical and accessory equipment.

Air conditioners and heat pumps should be entirely concealed from view so as to be integrated into the building. Accessory equipment (dish antennas) should be common to the entire building and hidden from view.

Ensure the incorporation of principles for sustainable development by means of the conservation of energy, water and other natural resources.

In each building, the project must incorporate one or more of the principles in the LEE and/or LEED-ND program.

SECTION 5: LES COURS TRAFALGAR


The provisions in the present chapter apply to Zone 6 in Appendix A.


The interventions subject to the objectives and criteria in the present section concern subdivision, site placement, architecture, landscaping and parking.


OBJECTIVES EVALUATION CRITERIA Favour a quality living environment.

The orientation of the streets and the urban fabric should favour bringing sunlight into private outdoor spaces;

The street layout should be designed to minimize through traffic.

Take advantage of the natural elements.

The construction of a building and any enlargements must try to adapt to the natural topography of the landsite.

Favour the planting of a line of trees along the public easement and preserve the existing trees on the site.

Tree felling is limited to trees located where construction of the building makes it necessary, at a maximum distance of five (5) m around the construction; All trees along the east and west property boundaries must be protected and preserved during the construction work. Any tree that is felled must be replaced; Using the site plan for trees provided by the land surveyor, the trees to be preserved on the landsite are to be identified. Existing trees must be identified on each site plan.


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Minimize the impact of lines of utility poles for electric power, telephone and cable distribution in the project, in rear yards, on streets and in parks.

The existing overhead networks are to be retained;

A site plan of the various installations should be provided.

Develop the public thoroughfare by installing structures.

Buildings must be placed parallel to the street with their widest and most imposing façade facing the street, except for buildings situated along Boulevard de Pierrefonds where placement may be perpendicular to the street.

Ensure architectural unity among the models inside the zone affected.

Housing models should show similarity in terms of the following elements: Architectural style;

Façade (height, width, alignment);

Roof (form and slope);

Fenestration.

Very pronounced differences in height and volume in neighbouring buildings are to be avoided so that one does not seem overwhelmed by the volume of the other.

Favour high quality architecture.

The side façade of a main building facing a park or a street (corner landsite) should receive the same architectural treatment as the main façade. The ground floor walls should be clad entirely in brick; On the front façade, the following architectural elements should be favoured:

When brick is used around doors, garage doors and windows, lintels should be used on the façade facing a street or park only;

Fascias and soffits of a similar colour to the corners

and to the string courses for windows;

Metric format brick is preferred, while large format brick is prohibited;

Window and door sills may not be made of brick;

Only one colour of asphalt roofing tile may be used and should harmonize with the colours chosen for the claddings. Brick pointing must be exclusively concave and rounded (no oozing joints);

Secondary cladding should be applied horizontally exclusively except for multi- family buildings;


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The overall project is designed to exhibit harmony, with its shades of grey, beige, red and brown. The neighbourhood will be predominantly in these four colours with clay brick as the common denominator. All accessory elements are to go well with the main colour of the building, either as a complementary colour or a contrasting colour;

The materials and colour chart must be respected. The basic materials and the colour chart are to be submitted for approval by officials in the Aménagement urbain et service aux enterprises department and will be approved by the Council as part of an SPAIP.

The complementary colours are to match aluminum and asbestos cement;

Any lighting system should enhance the esthetic qualities of the installations and buildings;

Prefabricated chimneys should be clad in the same material as the exterior cladding;

The shape and arrangement of openings should be adapted to the architectural characteristics of the building;

All windows visible from the public thoroughfare should open in the same way;

The main windows are to be square or vertical rectangles; accent windows in classical shapes are not permitted: circles, lozenges or curved or arched shapes, except for windows located above entrance doors to multi-family units;

Patios doors are not permitted on façades facing a street;

Entrance doors should have a fixed sidelight on one or both sides of the door;

Roof accessories, roof vents, downspouts, soffits, gutters and fascias are to be the same tone and harmonize with the other materials;

Vinyl guardrails are prohibited on the main façade;

Any roof design with asymmetrical slopes is prohibited;

Common entrances to below-grade garages in a group of 3 or more housing units are permitted under the following conditions:


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A speed bump is required at the top of the slope to entrances to semi-basement garages, in compliance with City requirements, to avoid an overflow of water draining from the street towards private entrances;

A continuous exterior drain across the width of the door should be installed in front of every door to a semi-basement garage, at the foot of the slope;

A difference in level of 75 mm is required between the bottom of the door to a semi-basement garage and the top of the exterior drain cover;

The maximum slope for the entrance to a semi-basement garage is 8%.

Offer special treatment for corner landsites.

The front and side façades of a building on a corner landsite should be homogeneous in terms of height, materials, colour, style, architectural details, roof shapes, roof cladding materials and roof colour.

Minimize the visual impact created by a garage door.

On a corner building, the garage should be located on the interior side of the landsite.

The colour of the garage door must be the same as the entrance door or the secondary cladding.

Minimize the visual impact of accessory equipment.

Accessory equipment must be designed and installed in such a way as to limit any visual or noise nuisances.

New construction must preserve and strengthen the character of the lot in terms of the presence of trees, quality landscaping and well-maintained green spaces.

Trees must be planted along the street at the lot boundary, at the rate of one tree per lot. For corner lots, two extra trees, paid for by the developer and planted by the Borough on the side road, are required;

The open space in the front yard between two units may only be graded very minimally between the two landsites in the final landscaping of each property;

A green chain link fence at least 1.5-metre high must be installed by the developers on the property boundary along the bike path on Boulevard de Pierrefonds. A coniferous hedge at least 1.5 meters high must be planted along the property boundary between this fence and the buildings.


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Minimize the impact of noise caused by operations on the site for dumping waste snow.

The windows facing the site for dumping waste snow must have a high acoustic coefficient in order to limit sound transmissions from the site;

All walls on the rear portion of the building facing the site for dumping waste snow must be constructed so as to limit the spreading of sound waves coming from the site;

Ceiling space section (upper floor):

In order to reduce the standing waves inside the ceiling space generated by the operations on the site for dumping waste snow, acoustic wool will have to be used.

Provide articulation on the façade in order to emphasize the main entrances to the building.

Entrances must be emphasized with canopies that are integral to the main body of the building, and offer protection against inclement weather.

Favour the planting of a line of trees along the public easement and common parking areas in order to limit exposed surfaces.

Trees must be planted along the street at the lot boundary, at the rate of one tree every 7.0 linear metres; A minimum of 6 additional trees per lot must be planted and positioned so as to limit the exposure of the parking spaces to the sun’s rays.

Give a street a harmonious and integrated character with a classic architectural style in terms of volumes, the rhythm of the façades and the cladding materials.

Masonry The same brick colour should be used on the main body of all the buildings; The brick should be metric format; All window sills should be made of smooth stone 3 ½” thick, the colour of which goes well with the string courses; A minimum of 70% of the perimeter of the buildings must be masonry.

Elements and accessories Guardrails on balconies should be made of clear glass and grey aluminum around their entire perimeter.

Ensure visual and esthetic integration of mechanical and accessory equipment.

Mechanical equipment (air conditioners, heat pumps, elevator shafts) should be entirely concealed from view so as to be integrated into the building; Accessory equipment (dish antennas) should be common to the entire building and hidden from view.

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By-law relative to site planning and architectural Chapter 6 : Final provision integration programs number CA29 0042

CHAPITRE 6: FINAL PROVISIONS

83. COMING INTO FORCE

The by law shall come into force in conformity with the Act.

By-law relative to site planning and architectural Appendix A : Plan of the zones affected integration programs number CA29 0042

APPENDIX A PLAN OF THE ZONES AFFECTED

APPENDIX B THE NATURAL HERITAGE

By-law relative to site planning and architectural Appendix B : The natural heritage integration programs number CA29 0042

By-law relative to site planning and architectural Appendix B : The natural heritage integration programs number CA29 0042

APPENDIX C BUILDINGS OF EXCEPTIONAL VALUE AND LARGE

INSTITUTIONAL PROPERTIES

By-law relative to site planning and architectural Appendix C : Buildings of exceptional value and integration programs number CA29 0042 large institutional properties

APPENDIX C BUILDINGS OF EXCEPTIONAL VALUE AND LARGE

INSTITUTIONAL PROPERTIES

This category is characterized by heritage buildings of exceptional value, and large institutional properties that have architectural features of interest. This category includes, in particular, homes, school buildings and places of worship.

Residential buildings, including the land they occupy, with the following civic numbers:

1° 9460, boulevard Gouin Ouest 2° 10 412, boulevard Gouin Ouest 3° 11769, boulevard Gouin Ouest 4° 11770, boulevard Gouin Ouest 5° 11893, boulevard Gouin Ouest 6° 12150, boulevard Gouin Ouest 7° 12449, boulevard Gouin Ouest 8° 12584, boulevard Gouin Ouest 9° 12661, boulevard Gouin Ouest 10° 12662, boulevard Gouin Ouest 11° 12679, boulevard Gouin Ouest (Maison Charles-Richer dit Louveteau) 12° 12773, boulevard Gouin Ouest 13° 12910, boulevard Gouin Ouest 14° 12940, boulevard Gouin Ouest 15° 13418, boulevard Gouin Ouest 16° 13533, boulevard Gouin Ouest 17° 13850, boulevard Gouin Ouest (Maison Edgar-C.-Budge) 18° 14399, boulevard Gouin Ouest 19° 14448, boulevard Gouin Ouest 20° 14784, boulevard Gouin Ouest (Maison Joseph-Théorêt) 21° 18191-18195, boulevard Gouin Ouest 22° 18198, boulevard Gouin Ouest 23° 18395, boulevard Gouin Ouest (Maison Toussaint-Legault dit Deslauriers) 24° 18639, boulevard Gouin Ouest (Maison Augustin-Brisebois) 25° 19530, boulevard Gouin Ouest (Le petit fort) 26° 19715, boulevard Gouin Ouest 27° 19717, boulevard Gouin Ouest 28° 19793, boulevard Gouin Ouest

By-law relative to site planning and architectural Appendix C : Buildings of exceptional value and integration programs number CA29 0042 large institutional properties

29° 19803, boulevard Gouin Ouest 30° 19806, boulevard Gouin Ouest 31° 20392, boulevard Gouin Ouest 32° 20452, boulevard Gouin Ouest 33° 20610, boulevard Gouin Ouest 34° 20752, boulevard Gouin Ouest (Maison Jacques-Poudrier dit Lavigne) 35° 4139, boulevard des Sources 36° 4557, boulevard des Sources 37° 4861, boulevard Lalande 38° 4980, boulevard Lalande 39° 5010, boulevard Lalande (Maison Michel-Legault) 40° 3872, boulevard Saint-Charles (Maison Rabeau) 41° 11131, rue Meighen 42° 4971, rue Bastien

Places of worship, including the land they occupy, with the following civic numbers: 1° 9501, boulevard Gouin Ouest (Église Sainte-Suzanne) 2° 116, rue Cartier (Roxboro United Church) 3° 11075, boulevard Gouin Ouest (Église Marie-Reine-de-la-Paix) 4° 15556, rue Cabot (Saint Michael and All Angels) 5° 12301, rue Colin (St. Barnabas) 6° 12450, rue Gascon (Église Saint-David) 7° 13140, rue Monk (Westminster Presbyterian) 8° 4320, rue Sainte-Anne (St. Thomas à Becket)

School buildings, including the land they occupy, with the following civic numbers: 1° 4348, rue Thorndale (École Thorndale) 2° 14385, boulevard de Pierrefonds (École Saint-Gérard) 3° 5060, boulevard des Sources (Riverdale High School) 4° 4770, boulevard Lalande (École Perce-Neige) 5° 4770, rue Pierre-Lauzon (École Harfang-des-Neiges – Pavillon Lauzon) 6° 13350, rue Purcell (École Hébert-Purcell) 7° 5005, rue Valois (École Murielle-Dumont) 8° 108, rue Cartier (École Charles A. Kirkland 9° 50, 3e Avenue Sud (École Lalande) 10° 3, 11e Rue (École Socrates III)

APPENDIX D DESCRIPTIVE GUIDE OF THE SPECIFIC ZONES

By-law relative to site planning and architectural Appendix D : Descriptive guide of the specific zones integration programs number CA29 0042

By-law relative to site planning and architectural Appendix D : Descriptive guide of the specific zones integration programs number CA29 0042

APPENDIX D DESCRIPTIVE GUIDE OF THE SPECIFIC ZONES

ZONE 1 – MIXED RESIDENTIAL

Zone 1 is a sector characterized by detached, single-family homes, semi-detached single-family homes and multi-family buildings.

ZONE 2 – DRY MATERIALS DISPOSAL SITE

Zone 2 corresponds to the dry materials disposal site and to the green spaces surrounding it.

ZONE 3 – WATERSIDE ROUTE FOR BOULEVARDS GOUIN OUEST AND LALANDE

Zone 3 corresponds to any landsite bordering on the waterside route for Boulevard Gouin Ouest and for Boulevard Lalande.

ZONE 4 – “ARÉNA “ HOUSING PROJECT

Zone 4 corresponds to the “Aréna” housing project, characterized by detached, single-family homes and multi-family buildings.

ZONE 5 – “HÉRITAGE SUR LE LAC” PROJECT

Zone 5 corresponds to the “Héritage sur le lac” project, characterized by detached, single-family homes, and that falls entirely under a Specific Planning Program (PPU).

ZONE 6 – “LES COURS TRAFALGAR” PROJECT

Zone 6 corresponds to the “Les Cours Trafalgar” project, characterized by detached, single-family homes, and that falls entirely under a Specific Planning Program (PPU).

BY-LAW RELATIVE TO SITE PLANNING AND ARCHITECTURAL ...

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