information brochure land use and development … · a collection of vacant lots and historical...

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Montcalm

Saint-Joseph

Parc des Chars-des-Combat

Secteur de la Fonderie

HIGHLIGHTS

2010 -2011 : VISION AND PRINCIPLES

Internal workshops: August - September 2010Inter-departmental workshops: November 2010External workshop: February 2011Final report: May 2011Fine-tuning: November 2011

2011- 2012 : LAND USE CONCEPT

Internal workshops: September - December 2011Preliminary concept: March 2012Internal consultation: April 2012External consultation: May 2012

2013 : APPROVAL OF THE PDAD

Presentation to the Municipal Council: Febru-ary 2013Open house evening: April 2013Fine-tuning: May 2013Approval by the Municipal Council: June 2013

2013 : IMPLEMENTATION

Implementation strategy: August 2013By-law adjustments: December 2013Networking and partnerships: December 20132

2014 : NTERVENTION PLAN

WHAT IS THE PDAD FOR LA FONDERIE

AND ITS SURROUNDINGS?

The PDAD was launched by Gatineau’s Service de l’urbanisme et du développe-ment durable (SUDD) in 2010 to provide a template for the development of La Fonderie and its surroundings. This proj-ect stemmed from the Special Planning Program for downtown Gatineau (2009), which includes specific goals for the Montcalm/Saint-Joseph Sud/Université du Québec en Outaouais (UQO) area, in-cluding creating links and developing the synergy between its university and institutional clusters, and its commercial and residential components.

LAND USE AND DEVELOPMENTMASTER PLAN (PDAD) FOR LA FONDERIE AND ITS SURROUNDINGS

Fonderie and its surroundings

Location

A BRIEF HISTORY OF LA FONDERIE AND ITS SURROUNDINGSA collection of vacant lots and historical buildings that are representative of the site’s industrial history over the 20th century, spread over 119,384 m2.The building known as La Fonderie was constructed in 1942 by Hull Iron and Steel Foundries.

Since 1946, it has housed, in turn, a household appliances manufacturing business, a warehouse and federal gov-ernment offices.

In 1975, it was acquired by the National Capital Commission (NCC), was re-acquired in 2001 by Gatineau, and now contains two soccer fields and a multisport centre. La Fonderie, located at 205 Montcalm and La Filature at 82 rue Hanson have tremendous heritage value. The former train station housed a restaurant, while the building at De Lor-imier has been vacant for several years.

Information brochure

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The history of the Hull sector has been marked not only by the wood and paper industries, but also the iron and steel in-dustries. Because these are part of a nation-wide network, La Fonderie and its surroundings have acquired exceptional historical and cultural significance, along with the Domtar area, rue Montcalm, vil-lage d’Argentine, the Château d’eau and La Filature.

Historically, La Fonderie and its surround-ings were the industrial core of the former city of Hull. They included the train yard, manufacturing industries and the sawmill, all of which likely contami-nated the soil and the water table.

These consequences are known and remain a fact. In 1998, the provincial gov-ernment introduced regulations in this regard. The regulations stipulate that former industrial sites, in this case prop-erty mainly owned by Gatineau and the National Capital Commission, cannot be developed without characterization studies. Any required rehabilitation plans must be approved by Quebec’s Minister of Sustainable Development, Environ-ment and Parks.

Gatineau’s Rapibus

Action plan for the downtown

Canada’s Capital Core Area Sector Plan

Special Planning Program for downtown Gatineau

PLANNING CONTEXT

CONTAMINATION

BUILT HERITAGE

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Land use and development master plan for La Fonderie an its surroundings


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There should be a range of activities in the area in order to promote its economic viability and to focus first and foremost on nearby residents. The area should be characterized by a mix of uses, in-cluding residential, commercial and recreational activities. This part of the downtown is conducive to residential development, and in that regard fulfils the PPU’s objectives. This cohabitation of differ-ent functions is an essential condition of sustainable development, which is a priority for this area.

In addition to fulfilling its role as a regional destination, the special vocation of La Fonderie and its surroundings must revolve around cultural, historical and artistic activities. The establishment of new communication technology companies would complement this vocation and contribute to the area’s visibility and economic viability, and would integrate naturally into the themes of culture and arts.

The area’s regional significance stems from the site’s special and unique location in Gatineau, on the one hand, and within the national capital region on the other hand. La Fonderie and its sur-roundings are uniquely situated, and provide a development opportunity unlike any other in the vicinity of the nation’s capital. This area could quickly become known for its current and acces-sible infrastructure, as well as any that will be built, making it a favourite destination and gather-ing place for Gatineau residents and visitors to the region.

La Fonderie and its surroundings are above all a key link promoting coher-ence between the downtown core and the boulevard Saint-Joseph corridor. In addition, La Fonderie and its surround-ings carry the promise of a new destina-tion within the national capital region and a new prime activity cluster in Gatin-eau.

The area focuses on its past in promot-ing its intrinsic historical assets. It is culti-vated around cultural, historical and ar-tistic themes that foster recreational tourism and high tech activities, among others, which in turn contribute to the dynamism and economic viability of the area. Success is conditional upon in-volvement by the private and public sec-tors at every level of government.

Finally, it is also a place that will be fre-quented by the residents of the adjacent residential areas of Wrightville and Saint Jean-de-Bosco, and that will be home to the area’s future residents. In this regard, La Fonderie and its surroundings are characterized by a broad mix of uses, in-cluding commercial, institutional and professional, that blend harmoniously with the residential uses.

Developing La Fonderie and its sur-roundings to their full potential essen-tially requires a long-term solid and unifying vision. Identifying a theme with which everyone can identify at the outset can help guide the process and lend coherence to the project. This vision is structured around the three main themes that were highlighted during the consultations and work-shops with external partners.

DEVELOPMENT VISION

A VOCATION BASED ON CULTURE

A LIVING ENVIRONMENT FOR RESIDENTS

A DESTINATION WITH A REGIONAL RANGE

“…In the workshops, sustain-able development was natu-rally proposed by both internal and external participants as a macro perspective for the sector’s revitalization”.

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PDAD DU SECTEURDE LA FONDERIE

DEVELOPMENT PRINCIPLES

Ensure exemplary urban densification

Practice responsible development that takes into consideration the expectations of the local community – LEED-ND rating system

Promoting projects with a low environmental impact (LEED CANADA-NC)

This section presents three land use principles. Each one addresses issues of specific interest to the area, and helps design a series of tangible measures. These principles are in line with the global approach to sustainable devel-opment.

The first principle is to promote the area’s intrinsic heritage. Its focus is on preserving its spirit and on revitalizing the built, landscape and natural heri-tage.

The second principle is to link the area to its environment by fostering efficient connections that emphasize active transportation modes (urban fabric and networking). Finally, the third principle is to integrate the area into the local urban environment (uses, density, built form and quality of development).

The principles, as well as the proposed measures, are organized around three levels of urban intervention: the area of La Fonderie and its surroundings, the vi-cinity of the area and the city. This ap-proach provides the opportunity to clarify the degree of control that would be exercised by Gatineau and to situate the potential stakeholders.

This area’s development would provide the opportunity to make a tangible con-tribution to Gatineau’s sustainable devel-opment plan. The preservation and revi-talization of a historical zone, the rehabili-tation of contaminated properties, multi-purpose redevelopment (institutional, commercial, residential, etc.), the recy-cling of significant buildings, and the es-tablishment of a public transit corridor are all interventions that are consistent with the ecological approach. As a cornerstone of the project, sustainable development also ties into the principles of smart growth and new urbanism. With this in mind, the focus would naturally be on co-herent densification, sustainable and al-ternative transportation, a range of hous-ing types and ecologically sound neigh-bourhoods.

Sustainable development as a cornerstone of the plan for la Fonderie and its surroundings

DEVELOPMENT APPROACH

Area

Vicinity

City

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URBAN DESIGN CONCEPT

A dynamic east-west linkl An opening through the urban fabric

A multi-purpose clusterl For a range of activities

An ecological neighbourhoodl For sustainable living

An integrated network of public plazasl For getting together

PERSPECTIVE OVERALL

A green promenadel A route along the Rapibus corridor dedicated to active transportation

The proposed development plan is in line with the orientations of the special planning program (PPU) and Canada’s Capital Core Area Sector Plan.

It reflects the opinions expressed in the workshops by providing a tangible ex-pression of a development vision from the sustainable development perspec-tive. In this regard, the urban fabric and the transportation axes play a key role. The scenarios were explored and as-sessed taking into consideration, among other things, a re-construction of this fabric, and optimal utilization of the public transit corridor.

With this focus on sustainable transpor-tation and the new urbanism, the pur-pose of the public transit corridor is not limited to function but extends to im-proving the quality of life. In this regard, the infrastructures should be treated as unique growth opportunities rather than as artificial divisions.

In terms of sustainable development, the redevelopment concept for the area is based on the LEED-ND approach indi-cated in the development principles for the area. A 3D simulation of the built framework accompanies and illustrates the redevelopment concept. Its aim is to present the urban fabric, uses and the template of the built framework for the area as a whole. All of this would provide the foundation for the regula-tory framework (zoning) and a prelimi-nary program for the urban develop-ment strategy.

It should be noted that in addition to the area, this proposed plan would inte-grate a parcel of land owned by the NCC. The concept would also serve the objectives of Canada’s Capital Core Area Sector Plan.

The concept is inspired by the following key points:

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Rue MontcalmParc des Chars-de-combat Boulevard Saint-Joseph Sta on RapibusSta on Rapibus

Green Promenade

Boulevard Montcalm

Saint-Jean-Bosco

Murray

Alexandre-Taché

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2

3

1 2 3

Actif transport

A green promenadel A green route along the Rapibus corridor dedicated to active transportation

Three key segments proposed:

The Salaberry Armoury segment

The Saint-Jean-Bosco and Murray segment

The heritage building, the Rapibus station and the pathways to UQO and Saint-Joseph have to be harmoniously integrated if they are to be devel-oped to their full potential. This section would be approximately 10 m wide. The heritage building, the Rapibus station and the pathways to UQO and Saint-Joseph have to be harmoniously integrated if they are to be devel-oped to their full potential. This section would be approximately 10 m wide.

The eco-neighbourhood segment (400 m between the rue Murray exten-sion and Saint-Jean-Bosco). The promenade would be no more than 10 m wide to ensure that it does not impede the construction of future build-ings. Nonetheless, the concept proposes a series of small open areas at certain spots where the promenade intersects local pedestrian malls. These small areas are on the west side of the promenade. This measure stems from the wish to create an attractive promenade that combines social activities, areas to relax or just opportunities to walk in a pleasant and safe setting. Each small area would be a doorway to the eco-neighbourhood, and would have a different theme marking a focal point for the activities.

The Montcalm and Saint-Jean-Bosco segmentMeasuring approximately 180 m (from Saint-Jean-Bosco to Montcalm), the first segment is integrated into the central public plaza of La Fond-erie, with views of La Fonderie and the train station.

What makes the concept unique is essen-tially the vast green promenade, which completely overhauls the area’s appear-ance, and spurs greater coherence among the area’s different components. This promenade is a communal place where people of all ages can get together, and an ecological space where active transporta-tion dominates. This natural green prom-enade lends itself to a pleasant human ex-perience in transportation, and to the pro-motion of urban perspectives and land-scapes.

The green promenade runs along the strip of land adjacent to the current Rapibus corridor. It links the rue Montcalm and boulevard Alexandre-Taché stations. It is seen as bordered by expressive and lively architectural façades, play areas, rest areas and exceptional urban real estate projects. This green promenade also provides an urban landscape screen that buffers the impact of busy roads and heat islands. This long green avenue abuts the residential neighbourhood and the Chars-de-Combat park, while providing the opportunity to further densify these zones.

The green promenade runs alongside the public transit corridor over approximately 800 m, between boulevard Alexandre-Taché and rue Montcalm. This promenade would have different sections, defined by the different landscaping and visual ar-rangements aimed at optimizing the urban experience and the quality of the layout of the built framework.

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New segment to build Hanson street Saint-Jean-Bosco

Saint-Jean-Bosco

Murray

Alexandre-Taché

Montcalm

A permeable urban fabric

From the perspective of the vicinity

From the perspective of the vicinity of La Fonderie and its sur-roundings , this concept promotes a functional design, with the priority on pedestrians. The overall concept for the streets (network, configuration, etc.), is designed to reduce speeding and avoid thru-traffic. The sidewalks and bicycle lanes would make it easier to get around. A series of east-west walkways would con-nect the green promenade, the central public plaza, the parc des Chars-de-combat and the residential areas.

A new street to the east of parc des Chars-de-combat would run through the residential neighbourhood as an extension of rue Graham, and would connect to Saint-Jean-Bosco. As well, the cur-rent access to the site through rue Montcalm would have a street running along La Fonderie and connecting to Saint-Jean-Bosco.

From the perspective of the city

The proposed development would open up the area by creating a permeable urban fabric.

The area must be opened up if it is to be integrated with downtown life. This why it is important for the concept to include links that unify the different sites, such as rue Montcalm, ruisseau de la Brasserie, the Saint-Joseph axis and promenade du Lac-des-Fées. The extension of rue Saint-Jean-Bosco would be in line with this design, as it would enhance the network’s function-ality through vehicle and intermodal transportation.

The new Saint-Jean-Bosco axis would in-corporate a pedestrian mall with access to ruisseau de la Brasserie. The 2009 PPU for the downtown already provided for a pe-destrian overpass spanning ruisseau de la Brasserie. The link with the new Saint-Jean-Bosco axis would consolidate the urban experience, and encourage explo-ration of the new activity cluster at La Fonderie, the St-Joseph Latin quarter, and the Montcalm cultural district.

The new Saint-Jean-Bosco axis is included in the current five-year plan for the downtown’s development. This axis would also be the only connection over the short and medium terms requiring an overpass for the Rapibus corridor in this sector. In the longer term, rue Murray (between rue Saint-Joseph and village d’Argentine) could also receive a pedestrian overpass.

A dynamic east-west linkl An urban opening

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The interface of La Fonderie and its sur-roundings with rue Montcalm is a key se-quence in the city’s cultural axis. The office towers to the north provide a reminder of the need to promote synergy and to focus any current and future development as much as possible in this segment, which is currently fragmented by road infrastruc-tures.

According to the PPU for the downtown, multi-functionality is a key element for this segment, both to the north and south of rue Montcalm. The proposed concept aims to densify this cluster through mixed uses, including an adapted and integrated built framework.

A new building could be constructed near La Fonderie, providing complementary or entirely separate uses. The street level would be open and accessible to pedestri-ans (entertainment, cafés, boutiques, public market, etc.). The building would rise no higher than La Fonderie. The idea is to harmoniously integrate the new structure while highlighting the heritage building.

The uses of the buildings of heritage inter-est (2 rue De Lorimer and 205 rue Mont-calm) would be linked to the rest of the area. Notwithstanding their current state of disrepair, it would be best to restore and in-tegrate them. Such interventions were in-cluded in the action plan for the downtown’s development. It would be easy to connect the uses of 2 rue De Lorimier with those of La Fonderie, and to add ser-vice and office activities. As for 205 rue Montcalm, given its location and tremen-dous visibility, it could easily accommodate activities such as a restaurant, a sustainable development centre, antique shops and specialty shops. Uses that are complemen-tary with those of La Fonderie would be best in order to avoid fragmentation.

The train station is another important re-minder of the area’s long history. It is a his-torical reference point for the public plaza. The development of this structure to its full potential is largely dependent on the mea-sures adopted for this area. Other options would be preserving the station or replac-ing it with a contemporary style structure. It could easily be returned to its original use by moving the departure and arrival station for the tourist train to this site. It could also be used as a small seasonal market, as an accessory building to the large public plaza, or as a tourist information office.

East of the Rapibus, along rue Montcalm, larger scale buildings could accommodate hotels and restaurants, offices, businesses, personal care and any activity that would fit with the area’s new spirit and help bring it to life.

A multi-purpose clusterl An activity cluster

Two scenarios for La Fonderie

Scénario B

Street level fully or partially accessible to the public

- Permanent public market- Restaurants- Artisans’ centre- Art galleries, etc.- Artists’ workshops- Recording studios- Media centre- Movie theatre, with projection rooms - Dance studios- Trade fairs- Meeting rooms, etc.

Scénario A

Transform the entire building in order to accommodate a major munici-pal department.

The public plaza is the core of the multi-purpose activities cluster. It mea-sures between 4,500 m² and 5,000 m², and could be used for a range of events with up to 3,000 spectators (e.g. the Festival de l’Outaouais Émer-gent, an outdoor circus, buskers, etc.). It is also essential that this public plaza be available for activities throughout the year, and it must be de-signed to serve this purpose.

Saint-Jean-Bosco

Murray

Alexandre-Taché

Montcalm


Place centrale Mixité fonctionnelleÉdifice de la Fonderie

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Saint-Jean-Bosco, the core of the communityThe proposed concept identifies the new Saint-Jean-Bosco axis as the core of the community. Most of the private homes are along boulevard Saint-Joseph, and public/recreational equipment is concentrated on Saint-Jean-Bosco.

DensificationThe proposed concept promotes a dense built framework with an eight-story maximum building height along rue Saint-Jean-Bosco and at the front of parc des Chars-de-combat. However, proper integration would require a variation on the Jean-Dallaire neighbourhood style. Overall, this area could accommodate 700 to 1,100 dwellings.

An ecological neighbourhoodlFor sustainable living

La Fonderie and its surroundings constitute a large expanse of downtown land. Re-urbanizing this obsolete industrial area would provide the opportunity to add dif-ferent types of housing, and to consolidate the built framework in line with new proj-ects that integrate community-oriented and environmentally-friendly homes.

South of the new Saint-Jean-Bosco axis and to the west of the green promenade lies a high-density residential neighbourhood, built in accordance with the principles of eco-neighbourhoods. The neighbourhood has a network of semi-public inner court-yards that are conducive to active transpor-tation, social activities and urban gardens. A portion of the neighbourhood’s ground floors could be reserved for community ser-vices (e.g. day care, health care). This area has approximately 29,700 m2 of land suit-able for construction.

In order to promote urban densification and optimal use of the area, the proposal for La Fonderie and its surroundings in-cludes developing the southern portion of parc des Chars-de-combat, which is cur-rently owned by the National Capital Com-mission. This less used wooded area could become a focal point for development be-cause of its strategic location in relation to the park, the Rapibus station and UQO. This area has approximately 4,800 m2 of land suitable for construction. Its location would allow for buildings of up to 15 stories, which could mean approximately 200 new dwellings.

The concept allows for flexibility in the event that a large area is required for major institutional projects (R&D centre, univer-sity pavilions, etc.). This means functional flexibility for the entire area, including mixed uses at street level.

The east side of the public transit corridor, which is attached to the Jean-Dallaire resi-dential neighbourhood, would remain dedicated to residential use. The built framework would be properly integrated into the existing context, while at the same time promoting some high density por-tions (eight-story maximum).

Saint-Jean-Bosco

Murray

Alexandre-Taché

Montcalm


Central Area Multi-purpose clusterLa Fonderie

A

B

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1

Coupe 1_ 1

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Central Area Multi-purpose clusterCommunity centrePublic plaza, etc.

From the perspective of the city, the core of the neighbourhood’s network of public plazas would be the central area at the in-tersection of rue Montcalm and the green promenade. The public plaza, the parc de Chars-de-combat and the ruisseau de la Brasserie fit into the municipal and regional context, and provide different urban expe-riences: a public plaza, a recreational park and an active transportation route.

The green promenade is a north-south linear space subdivided into different public places (play areas, spa gardens, stone gardens, etc.).

From the perspective of the vicinity, the Saint-Jean-Bosco community centre and its recreational amenities (e.g. pool and out-door play structure) enhance the area’s appeal, particularly for families.The inner courtyards of the urban fabric are part of the network of green places linked by a tertiary pathway that attract local and neighbouring residents. Some of the court-yards could become community gardens.

The multi-purpose cluster would require underground or multilevel parking. These parking spots would connect directly with the pedestrian network and the green promenade, and would serve all of the buildings in the neighbourhood. Outdoor parking spots would also be available for some buildings, but they would have to blend in with the landscaping.

Vehicle access to the neighbourhood would mainly be through rue Saint-Jean-Bosco, which provides access to the garage entrances and delivery bays.

An integrated network of public plazasl For getting together

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IMPLEMENTATION

Communication structure

Networking and partnership

Development model

Stages and deadlines

LA FONDERIE AND ITS SURROUNDINGS / DOWNTOWN OF GATINEAU

Governance and municipal measures

The proposed land use and develop-ment master plan for La Fonderie and its surroundings is part of a develop-ment and promotion effort involving all stakeholders. The strategy for imple-menting the plan must therefore take into consideration the commitment of private sector and public sector players at every level. The project’s financial sta-bility depends on securing the engage-ment of partners and optimizing re-sources.

One of the first measures would be to set up a governance structure for the municipal interventions. In addition, a communication structure aimed at set-ting the project and its orientations in context would be essential to the pro-cess. The decision-making aspects re-lated to cultural, commercial and resi-dential development would all have to be taken into consideration as well.

KEY FACTORS IN A DEVELOPMENT STRATEGY:

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