BOURGET FORGET PLANNING AREA FINAL REPORT

Transcription

1 BOURGET FORGET PLANNING AREA FINAL REPORT SUBMITTED BY: BAKTrium, Montréal, Québc ASSOCIATES: Fridrich Aldingr, Jnnifr Barrtt, Bartk Komorowski, Joël Thibrt DATE: Januaryr 30, 2007 RE: Bourgt Forgt Dtaild Planning Ara, Montréal, Québc

2 EXECUTIVE SUMMARY BAKTrium was givn th mandat by th City of Montral to propos a planning schm for th dtaild planning ara of Bourgt Forgt. Th mandat indicatd that issus of accssibility, rsidntial and conomic dvlopmnt and cohabitation should b addrssd. Th BAKTrium tam idntifid a numbr of concomitant issus and dcidd to us a four-prongd approach basd on th four thms of rsidntial dvlopmnt, conomic dvlopmnt, transportation and nvironmnt. In th first stag of planning, BAKTrium s tam conductd a diagnostic study of th sit in ordr to idntify strngths, waknsss, opportunitis and thrats. Th main strngths of th sit wr its proximity to Autorout 40, th larg numbr of vacant lots within it as wll as its many natural faturs. Its main waknsss wr th fact that most vacant lots ar scattrd, th oprational Lafarg quarry and th proximity of crtain undsirabl faturs. Both th quarry and th golf cours wr found to b potntial sits for mploymnt cration, but a conflict btwn Mastr Plan objctivs for th Rodolph- Forgt xtnsion was sn as an important obstacl. Basd on th diagnostic study of th sit, ight gnral planning objctivs wr idntifid to guid th dtaild planning of th sit. Ths objctivs call for th consolidation and cration of mploymnt in th ara, th cration of a multi-modal north-south axis to fd dvlopmnt, th rviw of th SHDM plan for th Contrcour sit and th prsrvation of natural faturs. It is also spcifid that proposd intrvntions should conform with Mastr Plan objctivs. Th two initial concpts proposd rspond dirctly to ths objctivs, albit in diffrnt ways. Th first concpt (or East Sid Rgional Artrial concpt) proposs th cration of a rgional north-south vhicular axis on th East sid of th quarry to srv rgional transportation nds and of an mploymnt campus on th northrn portion of th sit, rplacing th golf cours. In this proposal, th r-naturalizd lots south of th 40 in Anjou ar prsrvd. In th scond concpt (or Wst Sid Urban Boulvard concpt), a nw multi-modal road link is proposd on th wst sid of th quarry, through th Contrcour sit, as wll as an mploymnt campus that only rplacs part of th golf cours. In this cas, th aras along th nw boulvard ar dvlopd concomitantly. In both concpts, th Anjou Natur Park is nhancd and mad accssibl. Th final proposal, which is an laboration of th Wst Sid Urban Boulvard concpt, is articulatd in trms of fiv main intrvntions. Th first intrvntion concrns th nhancing and programming of th Anjou Natur Park. Th scond intrvntion rlats to th cration of th mploymnt campus around a cntral transit nod. Th third intrvntion proposs th cration of a multi-modal urban boulvard btwn Hnri- Bourassa and Shrbrook to fd dvlopmnt along it. Th fourth intrvntion xtnds th mandat of th SHDM to th vacant lots north of th Contrcour sit and proposs a mixd-us dvlopmnt along th nw road. Finally, th fifth intrvntion calls for th convrsion of th quarry to mploymnt-gnrating uss. Othr intrvntions includ th xtnsion of xisting bik paths, pr-fasibility studis for th convrsion of th 9-hol golf cours and th cration of a CLD-East Island. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 2

3 Th stratgis proposd for th implmntation of this schm includ changs to th official plan of th boroughs concrnd, zoning changs as wll as th us of rgulatory tools to fram dvlopmnt. Th Tchnopôl Angus is citd as an intrsting modl for th mploymnt campus. Th two main rgulatory tools proposd ar th PPU and th PIIA for th campus and th mixd-us dvlopmnt, rspctivly. An action plan is also proposd, whrin ach action is dfind in trms of tim horizon and stakholdrs involvd. Short-trm actions includ putting in plac PPU and PIIA rgulations, changs to th official plan, zoning changs and bik path xtnsions. Mdium-trm actions includ pr-fasibility studis for th convrsion of th quarry and th 9-hol golf cours, road-building, opning of th Anjou Natur Park and ngotiations with privat dvloprs and th STM. Finally, long-trm actions includ th convrsion of th quarry as wll as th acquisition of th 9-hol golf cours for transformation into a public rgional rcrational facility. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 3

4 TABLE OF CONTENTS 1 INTRODUCTION MANDATE PLANNING APPROACH DIAGNOSTIC PLANNING THEMES CURRENT LAND USE DESIGNATIONS MASTER PLAN OBJECTIVES SWOT ANALYSIS PLANNING OBJECTIVES INITIAL PLANNING CONCEPTS CONCEPT 1 - EAST SIDE REGIONAL ARTERIAL CONCEPT 2 - WEST SIDE URBAN BOULEVARD CONCEPT EVALUATION BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 4

5 8 FINAL CONCEPT NATURE AND RECREATIONAL PARK EMPLOYMENT CAMPUS MIXED-USE RESIDENTIAL DEVELOPMENT ORGANIC WASTE MANAGEMENT FACILITY MULTIMODAL URBAN BOULEVARD OTHER INTERVENTIONS IMPLEMENTATION STRATEGIES CHANGE IN LAND USE DESIGNATIONS MODEL TOOLS PHASING CONCLUDING COMMENTS REFERENCES BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 5

6 LIST OF FIGURES Figur 1 Scns from th sit Figur 2 Rcnt row houss wst of th sit Figur 3 Notr-Dam bicycl path Figur 4 Tr spcis on th sit Figur 5 Boundary of th Natur and Rcrational Park Figur 6 Boundary of th Employmnt Campus Figur 7 Boundary of th Mixd-Us Rsidntial Dvlopmnt Figur 8 Boundary of Organic Wast Managmnt Facility Figur 9 Routing of th Multimodal Urban Boulvard Figur 10 Rndring of th proposd Rodolph-Forgt Boulvard Figur 11 Housing typs in Angus Park Map 1 Sit Ovrviw Map 2 Land Us Map 3 Initial Concpt 1 East Sid Rgional Artrial Map 4 Initial Concpt 2 Wst Sid Urban Boulvard Map 5 Final Concpt Land Us Map 6 Final Concpt Transportation Tabl 1 Projct Work Plan Tabl 2 Evaluation of Initial Concpts BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 6

7 1 INTRODUCTION Th Montral Mastr Plan, approvd in Novmbr 2004, has idntifid a numbr of aras on th Island of Montral for furthr dvlopmnt; on such Dtaild Planning Ara is th Bourgt Forgt sit. This documnt proposs an initial plan for th Bourgt Forgt sit taking into considration th objctivs of th City for th furthr dvlopmnt of such sits, as wll as a numbr of othr issus idntifid in a diagnostic study of th planning sit. Th rport prsntd hrin is th culmination of a thrmonth planning assssmnt. Th Bourgt Forgt sctor of th East Island of Montral is locatd on th astrn part of th island of Montral. It is framd by Avnu Marin to th ast, Boulvard Ray- Lawson and Boulvard Roi-Rné to th wst, Boulvard Hnri-Bourassa to th north, and Ru Notr-Dam Est to th south (s Map 1). Th ara offrs both opportunitis and challngs. As statd in th City of Montral s Mastr Plan, th Bourgt Forgt ara is uniqu du to th combination of industrial and rsidntial uss and larg grn spacs. Furthrmor, th ara is charactrisd by larg lots, som of which ar vacant or undrusd, and which hav th potntial to incras rsidntial and mploymnt opportunitis in th sctor. As outlind in Sctions 2.4 and 4.7 of th Montral Mastr Plan, th planning issus in th Bourgt Forgt ara includ th undrutilization of approximatly 180 hctars of land. Most of ths parcls ar contaminatd and ar difficult to accss by car or public transit du to rlativly low population dnsity and a discontinuous road ntwork. In short, th Montral Mastr Plan proposs that th Bourgt Forgt ara bcom a divrsifid sctor whr rsidntial, conomic and rcrational activitis will co-xist. In addition, th Mastr Plan proposs th cration of a north-south axis through th sit to improv accssibility to and from th ara whil also rsponding to th gnral transportation nds in th East Island. Th Bourgt Forgt sit is locatd on th boundaris of thr boroughs and on indpndnt municipality: th boroughs of Anjou, Mrcir Hochlaga-Maisonnuv and Rivièr-ds-Prairis, and Point-aux-Trmbl; and th City of Montréal-Est (s Map 1). As a consqunc, planning of th ara must b snsitiv to th objctivs and rsourcs of ach of th thr boroughs as wll as thos of Montréal-Est. Finally, it must also tak into considration prvious uss and projcts alrady undrway including th rsidntial dvlopmnt proposd by SHDM on th southwstrn portion of th sit. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 7

8 Map 1 Sit Ovrviw Îl Jésus Pr air is Ru Sh rbrook RDP-PAT viè r d s Avnu No rd Au tor ssa out c Law Bo 2 5 ul var dr oi- Rn é al- Lgnd Métro Honoré-Baugrand sit boundary major artrial métro - grn lin Notr métro - blu lin Rivièr-ds-Prairis/ Point-aux-Trmbls V-SM-PE Villray/Saint-Michl/Parc-Extnsion 0 V-SM-PE Ahuntsic Métro Saint-Michl Rosmont N 2.5 km RDP-PAT 2 km Mrcir/Hochlaga-Maisonnuv 1.5 km M-HM 1 km M-HM Ru ou t Au tor frway -Dam Saint-Léonard 40 Mo ntr é Bou 0.5 km l Law rn son dh var Riv ay- nt- dr Anjou ura Bo nri- var Sai ul r Montréal-Est Ri Bo Marin s d s é g p a t u c n c c o r ts ) u 0 o n 9 ) p ( n 4 m 2 E g 0 1 ), ( lo 0 1 ), à ( , à 9, ( 66 ), ( 2 3 à 23,7 5, 2 à 82,4 9, 8 à %, 9, 23 1 l a ré t n o M = 5 i k m lo r t è s

9 2 MANDATE BAKTrium has bn givn th rlativly broad mandat to addrss both spcific nds of th sit and nsur concordanc with Montral Mastr Plan objctivs. Th mandat for th Bourgt Forgt sit was dfind as follows: Addrss accssibility and circulation issus Ensur cohabitation of diffrnt activitis Provid nw infrastructurs to srv nw dvlopmnts in th ara Consolidat conomic activitis Improv transportation in and around th sit Plan for rsidntial dvlopmnt on th wst sid of th Lafarg Quarry BAKTrium s plan for th Bourgt Forgt sit rsponds dirctly to this mandat and othr Mastr Plan objctivs. It also provids tools and stratgis for timly implmntation of th proposd schm. Th projct was carrid according to work plan submittd with th proposal. Th work plan submittd in th proposal is rproducd in Tabl ovrlaf. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 9

10 Tabl 1 Projct Work Plan PHASE I Sit Analysis and Diagnosis Aldingr Barrtt Komorowski Thibrt collct housing markt data 20 hrs collct population data - 10 hrs - - collct land us and nvironmnt data hrs collct local conomic data hrs - collct transportation data hrs - study population projctions - 10 hrs - - rsarch soil dcontamination and land us convrsion hrs study transportation projctions hrs - study rsidntial dvlopmnt projctions 10 hrs 10 hrs - - study rgional conomic projctions hrs - transportation analysis hrs - rsidntial dvlopmnt analysis 10 hrs 15 hrs - - land us and nvironmnt analysis hrs conomic analysis 5 hrs - 5 hrs - diagnostic rport 10 hrs 10 hrs 10 hrs 10 hrs PHASE II Synthsis and Initial Dsign Aldingr Barrtt Komorowski Thibrt transportation concpt hrs - rsidntial dvlopmnt concpt - 10 hrs - - nvironmnt concpt hrs conomic dvlopmnt concpt 10 hrs concpt synthsis 10 hrs 10 hrs 10 hrs 10 hrs production of graphic matrials 5 hrs 5 hrs 10 hrs 5 hrs production of writtn matrials 10 hrs 10 hrs 5 hrs 10 hrs prliminary plan prsntation 5 hrs 5 hrs 5 hrs 5 hrs PHASE III Final Dsign Aldingr Barrtt Komorowski Thibrt finaliz graphic matrials 5 hrs 5 hrs 10 hrs 5 hrs finaliz writtn matrials 10 hrs 10 hrs 5 hrs 10 hrs final rport 5 hrs 5 hrs 5 hrs 5 hrs Total 115 hrs 115 hrs 115 hrs 115 hrs BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 10

11 3 PLANNING APPROACH BAKTrium approachd th diagnostic phas of th projct by idntifying ky issus for th sit. From an initial sit inspction and a rviw of th Mastr Plan, four major thms wr usd to fram an analysis of th sit. Thy ar: 1. rsidntial dvlopmnt 2. conomic dvlopmnt 3. transportation 4. nvironmnt A brif summary of th diagnostic rport is providd hrin, and has bn arrangd to provid a progrssion from prsnt conditions to futur considrations. A snapshot of th prsnt, projctions for th futur and dirctions offrd by th Montréal Mastr Plan and boroughs plans ar dtaild for ach of th four thms. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 11

12 4 DIAGNOSTIC Th sit is charactrizd by th undrutilization of approximatly 180 hctars of land. Ths parcls ar gnrally scattrd throughout th sit, and som ar contaminatd. Thr is a larg quarry, currntly undr opration, locatd on th ast of th sit btwn Autorout 40 and Ru Shrbrook. Ptro-chmical industris ar adjacnt to th quarry on th ast dg of th sit. To th north of th sit, a larg golf cours is situatd amongst an stablishd mploymnt ara. Th golf cours abuts th Anjou Natur Park, a woodd ara of cological valu, but currntly inaccssibl to th public. Th southrn and wstrn portions of th sit ar prdominantly rsidntial in us. Thr ar, howvr, undvlopd lands btwn th quarry and th rsidntial nighbourhood; ths naturalizd aras hav som important faturs including matur tr growth (s Map 2). Sourc: Komorowski, 2006 Sourc: Komorowski, 2006 Sourc: Barrtt, 2006 Sourc: Komorowski, 2006 Figur 1 Scns from th sit: (clockwis from top lft) vacant lot ast of th golf cours; an oil rfinry south of Shrbrook Strt; th Lafarg quarry; and a woodd vacant lot wst of th quarry BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 12

13 4.1 PLANNING THEMES Rsidntial Dvlopmnt Thr is prssur on th astrn portion of th Island of Montral for rsidntial dvlopmnt. Thr has bn a stady population growth in th East Island btwn 1991 and Currnt population growth is noticably high in th aras ast of th sit, including Rivièr-ds-Prairis Point-aux-Trmbls Montréal-Est (RDP-PAT-ME), which grw at a rat of 8% during th sam priod, mor than thr tims th Montral avrag (2.1%). A survy of rcnt potntial hombuyrs suggsts that rgardlss of ag, th majority who would buy on th island ar looking for a singl-family hous in an xisting nighbourhood. Indd, participants in th City s Hom Ownrship Program who wr most likly to mov within th nxt fiv yars wr also looking for largr units with accss to a backyard. Thrfor, in spit of an important but gradual slow-down in th housing markt, th East Island will rmain comptitiv insofar as it offrs a rsidntial product that is divrsifid and catrs to young familis. In addition, dspit dcrasing population growth, btwn 1,000 and 3,000 nt housholds will b addd to th island annually in th nxt tn yars. (For mor dtail, s sction 4.1 and Maps 1 & 2 of th BAKTrium Diagnostic Rport on th Bourgt-Forgt sit.) It is a gnral objctiv of th Mastr Plan to crat quality, mixd-us rsidntial communitis, and to us of xisting vacant land for housing dvlopmnt to stimulat growth. Th Mastr Plan proposs that 60,000 75,000 units b addd to th Island by Of this, it is stimatd that th astrn portion of th island could accommodat 19,000 rsidntial units. Howvr, thr ar no xplicit rsidntial plans for th Bourgt- Forgt sit as pr th Montral Mastr Plan. Thr is a plan for rsidntial dvlopmnt plan in th southwst cornr of th Bourgt- Forgt sit, promotd by SHDM (Société d habitation t d dévloppmnt d Montréal). This sit (hraftr th SHDM Contrcour sit) would contain 1,550 rsidntial units of diffrnt typs and 5,000 m 2 of commrcial spac. Th rsidntial units proposd for th sit includ a combination of on- and two-family attachd units and triplxs, and two multi-unit buildings for aging prsons. It should b notd that th sit is prsntly not srvicd. Sourc: Komorowski, 2006 Figur 2 Rcnt row houss wst of th sit BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 13

14 Economic Dvlopmnt Th north-wst quadrant of th Bourgt-Forgt sit is an alrady stablishd and divrsifid light-industrial mploymnt sctor (s Map 2). Th sit also ncompasss an oprational quarry with a lif xpctancy of about 40 yars and is boundd by ptrochmical industris to th East. Ths mploymnt pols, although disconnctd from on anothr, sm to b wll-positiond; indd, conomic activity in th ara provids a total of 33,615 jobs (City of Montral, 2006c). Howvr, th two dominant conomic sctors of th ara, namly manufacturing and transport--warhousing, ar dclining city-wid (Confrnc Board of Canada, 2006; City of Montral, 2005). Although such a dclin has not bn obsrvd in and around th Bourgt Forgt sit pr s, ths sctors of th conomy may xprinc highr rats of job losss and unmploymnt than th city avrag in th nar futur. Thr ar a numbr of vacant or undrutilizd lots scattrd throughout th sit. In particular, thr ar a numbr of vacant lots on both sids of Autorout 40. Ths lots, givn thir proximity to th highway and in to th futur Rodolph-Forgt Boulvard xtnsion, ar a prim location for mploymnt cration. Howvr, thr ar svral barrirs to th consolidation of light-industrial and othr mploymnt activitis in th ara. First of all, th golf cours occupis a larg ara at th hart of what could potntially b an important mploymnt sctor. It is also important to not that th southrn portion of th golf cours is a non-conforming us; this parcl is zond for industrial us. Scond, svral of th vacant sits considrd ar contaminatd, which mans rmdiation would b ncssary bfor a larg projct could tak plac. Third, th sit is not covrd by th mandat of any CLD (Consil local d dvlopmnt) or similar institution, with th xcption of th Anjou portion. Anothr important barrir is th lack of accssibility of th sctor by public transit. As for th quarry, it is oprational and has a potntial lif xpctancy of 40 yars, if quarrid to its full xtnt. Howvr, thr is a strong possibility that th quarry will b considrd for convrsion to a landfill within th nxt 20 yars (Générux, prsonal communication, 2006). According to conomic projctions (Confrnc Board of Canada, 2006; City of Montral, 2005), conomic functions which hav potntial for th Bourgt-Forgt sit includ: agro-industrial activitis (as, for xampl, a pôl agro-alimntair), rsarch activitis in th ara of rcycling and bio-fuls, and light-industrial activitis mor gnrally. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 14

15 Transportation Th sit is rlativly wll connctd to th road-ntwork as it is travrsd by a highway and thr major artrials (s Map 1). Howvr, th roads crossing th sit ar ast-wst axs; indd, thr is no dirct north-south link from Ru Notr-Dam to Boulvard Hnri-Bourassa, which rducs th prmability of th sit. Thr ar no idntifid congstion points in th ara; howvr, a problm of truck traffic in th rsidntial aras of Mrcir has bn spcifid in th BAPE (Burau d audincs publiqus sur l nvironnmnt) rport for th CANTERM projct. Th rsidntial aras in Anjou and Mrcir ar rlativly accssibl by public transit; th Honoré-Baugrand station is about on kilomtr from th projctd SHDM Contrcour dvlopmnt (s Map 1). In addition, thr bus lins connct th rsidntial aras in Anjou to th métro; th avrag travl tim to downtown Montral is about 35 minuts (STM, 2006). By contrast, th mploymnt aras north of Autorout 40 ar not asily accssibl by transit. Dspit bing srvd by six bus lins, th ara cannot b rachd from mploymnt pools in Vrdun, Parc-Extnsion and Saint-Michl in lss than on hour. Th inaccssibility of th ara is confirmd by th Montral Origin-Dstination Survy (1998), which indicats that 100% of trips to th ara ar car-basd. This rprsnts a barrir to th consolidation of mploymnt in th sctor. Poor transit usag in th sit also suggsts that transit dos not mt th nds of rsidnts. Thr is limitd bicycl traffic in th Bourgt-Forgt sit. This is largly du to th fact that thr ar no north-south bik paths within th sit, and limitd connctions to th xisting bicycl ntwork and to th paths along Gouin Boulvard and Notr-Dam Strt. (For locations of xisting bicycl paths s Map 6 at th nd of Sction 8) Th Mastr Plan and th diffrnt borough plans call for th prioritization of public transit and activ mods on th nw Rodolph-Forgt axis; howvr, th siting of a nw transportation corridor along th quarry may not b conduciv to bus transit. Morovr, cyclists and pdstrians ar not likly to follow this rout unlss it conncts to a maningful dstination. Figur 3 Notr-Dam bicycl path Sourc: Komorowski, 2006 BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 15

16 Environmnt Th nvironmntal risks associatd with dvlopmnt in th ara ar not prohibitiv to furthr dvlopmnt; thr is som contamination on th SHDM Contrcour sit, as wll as on th sits north of Autorout 40, but contamination lvls ar dmd mdium to low. As for sismic activity from th quarry, it dos not prsnt any significant risk (SHDM, 2006; Générux, prsonal communication, 2006). Th partly r-naturalizd ara wst of th Lafarg quarry provids a numbr of cological srvics such as watr rtntion, aquifr rpltion and hat-island ffct rduction. In addition, th ara has svral woodlots, two of which ar of cological intrst (Kimball, 2006). Th Anjou Natur Park is of grat cological valu to th ara; howvr, it is not accssibl to th public and thr ar as of yt no concrt plans for its nhancmnt and landscaping. Givn its cological valu, th park has th potntial to bcom a maningful dstination if it is mad accssibl (to both motorists and cyclists) and programmd. Finally, th lots that ar currntly occupid by th golf cours wr formrly usd for ptro-chmical activitis. Howvr, this land has alrady bn dcontaminatd and thrfor could b dvlopd without grat difficulty. Svral of th currnt faturs of th golf cours, such as th main pond, could asily b incorporatd into a dvlopmnt plan for th sit. quaking aspn (populus trmuloids) bch (fagus grandifolia) shagbark hickory (carya ovata) willow (salix) mountain mapl (acr spicatum) shadbush (amlanchir) black ash (fraxinus nigra) Manitoba mapl (acr ngundo) Sourc: Komorowski, 2006 Figur 4 Tr spcis on th sit BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 16

17 Wast disposal and wast rduction issus Th Island of Montral will hav to confront its lvls of wast in th vry nar futur. A provincial plan, adoptd by th Ministèr du Dvloppmnt durabl, d l'environnmnt t ds Parcs in 1988, calld for a rat of wast divrsion of 60% by 2008; howvr, rats wr a mr 17-20% in 2005 (Allison and Hoag). In addition, thr ar currntly no spcific programs to improv rcycling or implmnt curbsid composting as hav bn implmntd in othr Canadian citis such as Halifax, Toronto or Vancouvr, thus rducing land fill wast. Whil Québc, in gnral, has not forsn problms of land filling, Montréal, at its currnt rat of consumption, only has tn yars bfor its main landfill will nd to b closd. For this rason, th Lafarg quarry sit may b considrd for convrsion to a landfill (Générux, prsonal communication, 2006). Finally, Montréal adoptd in 2004 a Sustainabl Dvlopmnt Plan in which it outlins orintations and actions for achiving, among othr things, rductions in nrgy consumption and wast production. On th priority orintations of th plan calls for th drastic rduction of solid wast; th City also co-producd th PMGMR (Plan métropolitain d gstion ds matièrs résidulls) in 2004, which calld for th rus and/or r-valorization of 60% of wast producd. Th proposd includ: drafting a wast managmnt Mastr Plan (1.13), implmnting wast rduction and rcovry masurs in industris, businsss and institutions (1.14) and putting in plac masurs to rduc and rcovr wast in public placs (1.15) (City of Montréal, 2005) BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 17

18 4.2 CURRENT LAND USE DESIGNATIONS Anjou Th part of our sit that is in Anjou compriss two distinct aras: th first on, south of Autorout 40 (th vacant lots and th Lafarg quarry ast of th rsidntial ara), is dsignatd sctur d'mploi, which allows commrcial, offic, industrial and institutional activitis, but not rsidntial uss (s Map 2). Thrfor, a dsignation chang will b ncssary if rsidntial dvlopmnt or rnaturalization is plannd in this ara as thss uss ar xcludd in th currnt zoning bylaws. Th land us dsignation sctur mixt could accommodat both rsidntial dvlopmnt and collctiv quipmnts (or parks). Most of th scond ara, north of Autorout 40 and ast of th Anjou offic park (which includs th golf cours, th Anjou Natur Park as wll as th vacant lots to th ast) is dsignatd grand spac vrt ou parc rivrain, which allows for mtropolitan parks, natur parks, public spacs, natural rsrvs, public shors (brgs publiqus) and islands, larg cmtris, golf courss and complmntary commrcial uss. Th southrn part of th ara, along Autorout 40 (which corrsponds to on of th two courss of th golf cours) is dsignatd sctur d'mploi, prsumably to maximiz accss to and us of th highway. MHM Th part of our sit (north of Shrbrook, south of Anjou and Wst of Montréal-Est) that is locatd in Mrcir Hochlaga-Maisonnuv compriss two land-us dsignations: a strip of vacant land immdiatly ast of th xisting rsidntial ara considrd sctur rsidntil and th Lafarg quarry, which is considrd sctur d'mploi. Th ara dsignatd for rsidntial uss corrsponds to th SHDM Contrcour sit. RDP-PAT-ME All th aras bordring th sit to th North, East and South-ast ar dsignatd sctur d'mploi, xcpt for two to thr rsidntial blocks on th bordr with Mrcir, a fw transportation uss and th tip of th Anjou Natur Park which xtnds into Montréal-Est. If th Lafarg quarry is to b convrtd into a mixdus ara (whthr rsidntial-commrcial or rtail), it will probably nd to b rzond. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 18

19 Map 2 Currnt Land Us Boulv ard Sa Ru M int-j an-ba ptist ari Au to rou t 40 n a s as r ou Lgnd B H commrcial industrial public park Notr vacant (othr*) N 1 km 750 m 25 quarry 0 ut hrb oro golf Ru S Aut rook -Dam B Ru l ou 500 m d r va rsidntial 250 m inr

20 4.3 MASTER PLAN OBJECTIVES Th Mastr Plan supports th cration of consolidatd mploymnt ara and aras of divrsifid businss nvironmnts that incorporat offic, rsarch and light manufacturing uss; furthrmor, th Mastr Plan ncourags th cration of quality work nvironmnts. Objctiv 8 proposs to consolidat mploymnt aras by attracting dynamic firms and improving transportation links; actions 8.3 and 8.4 propos to rdvlop larg abandond sits and dvlop nw sits for mploymnt, whil action 8.1 stats th City s intntion to support th dvlopmnt of quality mploymnt aras and proposs to sgrgat thos activitis which produc nuisancs. In trms of th nvironmnt, th Mastr Plan stats th importanc of quality living nvironmnts and th prsrvation of natural hritag. (Action 1.2 of Sction 2.1 proposs to Dsign public and privat grn spacs that nrich living nvironmnts). Th plan also rcommnds giving a structuring rol to grn spacs, to consrv and nhanc natural faturs in rsidntial projcts (undr Objctiv 16 action 16.1) and promot tr planting and th grning of rsidntial aras (undr Objctivs 11 and 17, actions 11.3 and 17.1). Undr Objctiv 16, th plan affirms th importanc of maintaining viabl cosystms and biological divrsity (p.165) and proposs th cration of cological and rcrational corridors using xisting natural nvironmnts. Thrfor, th prsrvation of th sit s natural faturs and accss to ths faturs will b important to th planning of th Bourgt-Forgt sit. In addition to th cration of quality living nvironmnts, th Mastr Plan addrsss rsidntial dvlopmnt mor spcifically by stting a goal of 60,000 to 75,000 nw housing units by 2014, to accommodat approximatly 40-50% of th total incras in housholds in th mtropolitan rgion (Objctiv 2, p.25). Mor spcifically, th plan stimats 19,000 as th numbr of potntial nw dwllings in th East Island alon (Illustration 2.1.1, p.27). Finally, th Mastr Plan prioritizs public transit; undr action 3.1, th plan proposs to facilitat travl btwn diffrnt aras of th City by stablishing nw public transportation srvics. As part of th implmntation of action 3.1, th City rcommnds taking initial prfrntial masurs for public transportation such as rsrvd lans that prmit taxis as wll as buss, traffic signal priority and appropriat road markings along th lngth of Rodolph-Forgt Boulvard (among othr axs). BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 20

21 5 SWOT ANALYSIS From th diagnostic phas, a SWOT (Strngths, Waknsss, Opportunitis and Thrats) analysis was prformd to assss th sit s potntial for dvlopmnt. This analysis focuss on ky points from th diagnostic phas and informs concpt plans for th sit. Strngths Th sit is in clos proximity to Autorout 40 and th southrn portion of th sit is approximatly on kilomtr from th Honoré-Baugrand mtro station. From this station, th commut to downtown is only approximatly 35 minuts. Th East-Island is th fastst growing part of th Island of Montral and offrs a wid rang of housing options. Thr is a vast amount of dvlopabl land on this sit by th standards of th island of Montral, totaling approximatly 180 hctars. This sit prsnts itslf as on of th largr undvlopd aras on th island. Thr ar many intrsting natural faturs on this sit that ar not prsnt in much of urban Montral (.g. a mix of nwr- and oldr-growth trs, opn prairi, and a grat varity of wildflowrs). Waknsss Vacant lots ar gnrally scattrd throughout th sit (s Map 2). In fact, th golf cours is th only larg tract of land with larg dvlopmnt potntial; thrfor, th position of th golf cours, amidst mploymnt gnrating uss, prsnts a major obstacl to dvlopmnt. Th quarry has anothr potntial 40 yars of lif xpctancy if allowd to quarry all availabl rsourcs. Th proximity to undsirabl faturs and land uss, namly ptro-chmical industrial uss, also hindrs dvlopmnt of th sit. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 21

22 Opportunitis Th quarry can potntially b convrtd to mor mploymnt-gnrating uss to fulfill th objctivs of th Mastr Plan. Givn th location of th golf cours, it is an attractiv sit for dvlopmnt. Natural faturs may b an asst for dvlopmnt. Thrats Thr will likly b prssurs on th quarry to convrt it to a landfill. Within tn yars, currnt landfills for th Montral rgion will bgin to rach capacity and as such, nw sits ar currntly bing sought out for wast disposal. Thr is a conflict btwn mastr plan objctivs for th Rodolph-Forgt axis xtnsion. On on hand, th plan calls for th cration of a multi-modal axis that would accommodat transit, as wll as cars, bicycls, and pdstrians (Action 3.1 and Action 3.3). On th othr hand, th plan also stipulats that th sam axis must accommodat fright traffic (Action 4.1). Traffic on th nw axis, whthr divrtd from xisting roads or gnratd by nw activitis, could b a potntial nuisanc to rsidnts of th ara. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 22

23 6 PLANNING OBJECTIVES Basd on th mandat prsntd by our clint and th strngths and waknsss concludd from our sit diagnostic, th planning tam stablishd ight planning principls to shap futur plans for th Bourgt-Forgt sit. Th planning objctivs ar: 1. Consolidat uss on vacant and undr-utilizd lots Although th sit includs a larg amount of vacant or undr-utilisd land with th potntial for furthr dvlopmnt, ths lots ar scattrd throughout th sit. Thrfor, BAKTrium proposs to consolidat and xtnd currnt uss to crat activitis that will harmoniz with thos prsnt in and around th sit, including: a) light industrial and businss uss; b) rsidntial dvlopmnt; and c) prsrvation of grn spac for asthtic, cological and rcrational bnfits. 2. Incras th conomic and mploymnt potntial of th ara Th BAKTrium plan for th Bourgt-Forgt plan will focus on th us of land for mploymnt-gnrating uss that ar complmntary, whil also providing nw mploymnt opportunitis. Rdundancy with xisting clustrs in th Montral rgion (pharmacutical, lif scincs, high-tch, arospac, ntrtainmnt) should b avoidd. This objctiv spaks to th Montral Mastr Plan intrst in th cration of quality mploymnt aras (Mastr Plan, Objctiv 8). 3. Crat a multi-modal north-south axis to facilitat accss to th sit Th xtnsion of Rodolph-Forgt Boulvard will b dsignd with a priority towards multi-modal transportation to support public transportation, cycling, pdstrian, vhicular and fright traffic. Th dsign for this axis will aim to allviat th potntial incompatibility of svral mods of transportation through ddicatd transit lans and pdstrian and cycling paths that ar saf and attractiv. 4. Intnsify dvlopmnt along a nw axis Proposd dvlopmnt will b locatd along th nw north-south axis so that th axis will not only provid a transportation corridor, but will b an activ plac of multipl uss. Th xistnc of dvlopmnt along th boulvard will support us of th axis and will srv to activat th rout as a plac of mploymnt, commrcial and rsidntial activitis. Dvlopmnt will aim to provid srvics and amnitis for workrs as wll as rsidnts of th ara. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 23

24 5. Addrss th SHDM plan for mixd-us dvlopmnt Th currnt SHDM plan for rsidntial and mixd-us dvlopmnt has svral drawbacks. First and formost, th plan includs a non-conforming strt grid. Scond, th projct, as dsignd, is not conomically viabl. Third, BAKTrium blivs that th addition of parcls to th north of th currnt SHDM sit could support additional dvlopmnt and nsur that all dvlopmnt on th southrn portion of th sit (blow Autorout 40) is harmonious and contxtual with xisting rsidntial aras. 6. Convrt th quarry to functions compatibl with surrounding land uss Th alrady xcavatd part quarry constituts a larg portion of th ara within th sit. At th currnt rat of xcavation, th quarry could continu opration for approximatly 40 yars, which would consum proprtis to th north of th currnt facility as wll as to th south of Shrbrook. Furthrmor, information from th Anjou borough suggsts that thr will b prssur to convrt th quarry to a landfill. Th planning tam will considr othr uss compatibl with surrounding activitis that would discourag furthr quarrying. 7. Prsrv and nhanc xisting natural faturs Th Bourgt-Forgt planning sit has svral natural faturs, both plannd, formal park spacs and informal, natural faturs including matur tr growth around th quarry and th forstd ara within th Anjou natur park. To th gratst xtnt possibl, planning for th Bourgt-Forgt sit will aim to prsrv and nhanc natural faturs for asthtic, rcrational and nvironmntal rasons including watr rtntion and rduction of th hat-island ffct. 8. Follow Montral Mastr Plan objctivs whr appropriat Th Montral Mastr Plan offrs guidlins that will b considrd in planning for th Bourgt-Forgt sit. In th trms of th four thms idntifid in BAKTrium s planning approach, th Mastr Plan provids som dirction rgarding rsidntial, conomic, transportation and nvironmntal issus. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 24

25 7 INITIAL PLANNING CONCEPTS Aftr th first stag of sit planning, BAKTrium prsntd th clint with two concpt plans on Novmbr 2 nd, Th two concpts ar dtaild in th following subsctions. A schmatic map is providd for ach of th two concpts (s Maps 3 & 4). For as of dscription, th plans hav bn outlind as pr th four thms usd by BAKTrium in th diagnostic rport for th sit: rsidntial dvlopmnt, conomic dvlopmnt, transportation and nvironmnt. 7.1 CONCEPT 1 - EAST SIDE REGIONAL ARTERIAL Th East Sid Rgional Artrial concpt (s Map 3) is dfind by th cration of a rgional north-south vhicular axis along th astrn dg of th planning sit and an "mploymnt campus" cntrally locatd around a cntral grn squar in th northrn portion of th sit. Rsidntial Dvlopmnt BAKTrium s first concpt plan proposs to maintain th SHDM mandat on th Contrcour sit and work from th xisting plan. Thus, no additional rsidntial and mixd-us dvlopmnt is proposd on th southrn portion of th sit (blow Autorout 40). Economic Dvlopmnt A nw mploymnt campus is proposd for th ara btwn Hnri-Bourassa Boulvard and Autorout 40. This campus will rplac th ntir Anjou golf thus providing approximatly hctars of land for dvlopmnt for rsarch and dsign and light industrial uss. This nw campus will support ntrpriss of a complmntary natur whil avoiding duplication with xisting clustrs in th Montral ara. In ordr to support a quality work nvironmnt, th mploymnt campus will b orintd around a cntral opn spac, which will intgrat crtain faturs from th golf cours; this opn spac will provid a cntral nod for th campus, and will includ small commrcial spacs gard towards th nds of campus mploys. This nw mploymnt pol will b adjacnt to th currnt Anjou Corporat Cntr and asily accssibl from th two main ast-wst axs as wll as th nw north-south axis (discussd blow). BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 25

26 On th southrn portion of th sit, th Lafarg quarry will b convrtd to mploymnt gnrating uss that ar sympathtic to surrounding uss. For xampl, w nvision this as a potntial sit for composting and bio-ful rsarch facilitis thus addrssing svral objctivs of th Mastr Plan, whil also providing facilitis and uss that support longtrm plans for th Island sucha as facilitis which allow for wast rduction and th cration of complimntary conomic functions (bio-ful rsarch and xisting ptrochmical facilitis alrady on th sit). Furthrmor, th cration of a north-sit axis on th sit, as discussd blow, ncourags th dvlopmnt of additional vacant or undr-utilisd parcls including lands south of Autorout 40 (currntly proprtis hld by th Lafarg) and vacant lots btwn Shrbrook and Notr-Dam. Transportation A nw north-south axis is proposd for th sit. Its location along th astrn dg of th sit maks it most appropriat for rgional traffic. It also provids a rapid transit link btwn Rivièr-ds-Prairis and th mtro systm via th Honoré-Baugrand trminus of th grn lin and th Saint-Michl trminus of th blu lin (s Map 1 for location of trmini rlativ to th sit). Th nw north-south artrial will act as a spin to as movmnt in th ara whil also fding th mploymnt activitis clustrd along th nw rout; in othr words, th north-south axis fds and is fd by nw mploymnt and rsidntial activitis. It will also srv as a rout for public transit (buss) to srv rgional transit nds, improving connctions to and from th mtro lins and th planning sit. Employmnt activitis will b clustrd in clos proximity to Autorout 40 and othr astwst axs, furthr facilitating transportation to and from th sit. In addition to incrasd public transit srvic, sit planning will support cycling and pdstrian traffic; xisting bik paths will b xtndd to connct to th xisting bicycl ntwork and othr public transit hubs. Environmnt Sit planning will includ improvd accss to th Anjou Natur Park (currntly inaccssibl) as a ky objctiv within planning for th nw north-south axis. Furthrmor, formal grn spacs will b prsrvd or nhancd throughout th sit; th cntral grn spac within th mploymnt campus that also acts as a watr rtntion ara. Additionally, a larg proportion of rnaturalizd lots alongsid of th Lafarg quarry will rmain, srving as a land rsrv. Finally, th park ara along th ast sid of th SHDM sit also rmains. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 26

27 Map 3 Initial Concpt 1 - East Sid Rgional Artrial to Rivièr-ds-Prairis Boulv ard Sa to Point-aux-Trmbls Ru M an-ba ptist ari n Au to rou t 40 to Gouin bikpath (750 m) int-j Rgional Artrial MAXIMUM 70 a rsidntial commrcial industrial grn Notr transit corridor bikway to Notr-Dam bikpath (2 km) to Métro Honoré-Baugrand (1 km via Ru Shrbrook) N 1 km 750 m 25 truck rout 0 ut public works Ru oro hrb Aut rook -Dam land rsrv Ru S Bo ul 500 m H n 250 m d r va Lgnd ur o B ri- s as

28 7.2 CONCEPT 2 - WEST SIDE URBAN BOULEVARD Th Wst Sid Urban Boulvard concpt (s Map 4) is dfind by th prsrvation of a portion of th golf and th location of th nw multi-modal north-south axis along th wst dg of th quarry, alongsid nw mixd-us dvlopmnt. Rsidntial Dvlopmnt BAKTrium s scond concpt plan proposs an xpansion and rdsign of th SHDM plan for th southwst quadrant of sit. A numbr of units will b addd to a mixd-us dvlopmnt along th southrn portion of Rodolph-Forgt Boulvard. Expansion of th SHDM sit will incorporat vacant lands to th north of th currnt sit, thus nabling rsidntial dvlopmnt that is largr in scal, whil nsuring that dvlopmnt along th wstrn dg of th quarry will b harmonious and contxtual to th xisting rsidntial nighbourhood and within th nw dvlopmnt itslf. Economic Dvlopmnt As in th first concpt, a nw mploymnt campus will b proposd for th portion of th sit btwn Hnri-Bourassa Boulvard and Ru Shrbrook. Howvr, th mploymnt campus will b smallr in scal, incorporating only a portion of th golf, thus laving a 9- hol cours for continud or intrim us. Commrcial srvics will b placd on th northrn portion of th campus and adjacnt to nw golf cours thus srving both mploys of th nw campus as wll as visitors to th golf, th Anjou Natur Park and surrounding rsidntial and mploymnt aras. As in th first scnario, th quarry and lots south of Autorout 40 ar dsignatd for composting and bioful rsarch activitis. Also on th southrn portion of th sit, th nwly-dsignd SHDM dvlopmnt will includ som mixd-us dvlopmnt to includ offic spac and a small numbr of rtail shops. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 28

29 Transportation A nw north-south axis is cratd that biscts th proposd mploymnt pol, crosss Autorout 40 at a nw intrchang and runs along th wstrn dg of th quarry. In this scnario, th axis biscts th planning sit to fd to mploymnt aras on th northrn and southrn portions of th sit. Similarly, th nw axis has a diffrnt quality from th axis in scnario on. Th nw road is a multi-modal urban boulvard that provids for local as wll as rgional traffic. South of Shrbrook, local traffic will continu south along Gorgs-V, whil truck and fright traffic will b dirctd to a truck rout furthr ast to rduc impact on xisting rsidntial ara btwn Shrbrook and Notr-Dam. Bus traffic on th nw north-south axis will b both rgional and local to srv nw mploymnt aras and provid bttr connctions to two mtro lins; th xisting bik path will b xtndd to connct to th city s bicycl ntwork, as in th first scnario. Howvr, in this scnario thr will b a dirct bicycl link from th Notr-Dam Strt path to th Gouin Boulvard path, conncting dirctly to th Anjou Natur Park. Environmnt Th Anjou Natur Park will b mad accssibl and programmd for public us. In addition, a portion of Anjou golf is prsrvd for intrim us as a 9-hol cours and for vntual convrsion for programmd rcrational us. On th southrn portion of th sit, small cological parks will b intrsprsd within th nw mixd-us dvlopmnt to prsrv som natural faturs of th sit. Ths informal grn spacs will offr opn spac for public us and will provid important cological bnfits (watr rtntion and cooling ffcts). Th park plannd within th SHDM sit will rmain as a buffr, and a strip of land ast of th nw boulvard will also b prsrvd for th sam purpos. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 29

30 Map 4 Initial Concpt 2 - Wst Sid Urban Boulvard to Rivièr-ds-Prairis Boulv ard Sa to Point-aux-Trmbls Ru M an-ba ptist ari n Au to rou t 40 to Gouin bikpath (750 m) int-j to Montréal-Est Urban Boulvard MAXIMUM 50 a rsidntial commrcial industrial grn Notr transit corridor bikway to Notr-Dam bikpath (2 km) to Métro Honoré-Baugrand (1 km via Ru Shrbrook) N 1 km 750 m 25 truck rout 0 ut rsidntial / commrcial Ru oro hrb Aut rook -Dam public works Ru S Bo ul 500 m H n 250 m d r va Lgnd ur o B ri- s as

31 7.3 CONCEPT EVALUATION Th following matrix valuats th advantags and disadvantags of Initial Concpts On and Two: Tabl 2 Evaluation of Initial Concpts PROS CONCEPT 1 A cntral grn spac will srv as a focal point for th mploymnt campus. Th north-south axis provids a dirct, rgion link btwn Hnri- Bourassa to Notr-Dam. Havy vhicular traffic is routd away from rsidntial zons. Most natural faturs on th sit ar prsrvd. CONCEPT 2 Th Anjou golf is partly prsrvd. Mor rsidntial and commrcial dvlopmnt is addd to th southrn portion of th sit. Th nw north-south axis (boulvard) has gratr catchmnt. Th nw boulvard is synrgistic with nw dvlopmnt. CONS Rsidntial dvlopmnt limitd to th currnt plans for th SHDM sit. Commrcial facilitis within th mploymnt campus hav limitd clintl (mploys). Th nw artrial has limitd catchmnt du to its location on th astrn dg of th sit. Th Anjou golf is compltly rplacd. Thr is potntial incompatibility btwn rsidntial dvlopmnt and havy vhicular traffic. Th axis provids a lss-dirct link btwn point to th north and south. Thr is no nw link btwn Shrbrook and Notr-Dam Strts. Fwr natural faturs ar prsrvd, spcially on th southrn portion of th sit. Nw bridg ovr highway 40 would nd to built BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 31

32 8 FINAL CONCEPT Both initial concpts wr prsntd to th clint and assssd basd on th analysis prsntd abov. Th scond concpt was chosn as th prfrrd scnario and subsquntly laboratd. Th following subsctions provid a dtaild dscription of BAKTrium s final concpt. Maps illustrating th nw land uss and transportations pattrns ar found at th nd of this sction (s Maps 5 & 6). Th ovrall vision, formulatd in consultation with th clint, is first prsntd, and ach of th main fiv intrvntions is thn dscribd in dtail. Vision Statmnt "W propos to xtnd and consolidat xisting rsidntial and mploymnt functions of th sit, whil prsrving cological amnitis. A nw urban boulvard will b th catalyst for growth." BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 32

33 8.1 NATURE AND RECREATIONAL PARK Figur 5 Boundary of th Natur and Rcrational Park Location Th nw rcrational park would rplac th uppr portion of th golf cours, which is currntly dsignatd and zond for grn spac, and complmnt th alrady xisting but prsntly inaccssibl natur park, which is immdiatly adjacnt to it. Dscription Th Anjou Natur Park would b nhancd and programmd so as to mak it accssibl to th public whil prsrving it as an cological amnity. Th proposd rcrational park, on th othr hand, would b a sit for structurd sporting and rcrational activitis. Ths activitis would catr to a much widr clintl than th golf cours dos at prsnt. Also, unlik th golf club, it would oprat all yar, having facilitis for both summr and wintr activitis. For th summr, it might hav facilitis such as soccr and football filds, courts for tnnis, basktball, vollyball, swimming pools, skatboarding half-pips, tc. For th wintr, it might hav indoor vrsions of som of th abov indoor courts for tnnis, basktball, and vollyball, an indoor swimming pool, tc. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 33

34 Togthr, th natur park and our proposd rcrational park would form a major rcrational hub for th East Island To ffctivly srv th ntir East Island, th two adjacnt parks should b highly accssibl by all mods of transportation, spcially transit and activ mods. Effctiv transit accss would b providd via th proposd multimodal transit nod, locatd at th southast cornr of th rcrational park. Th bicycl path and grn sidwalks along th nw Rodolph-Forgt xtnsion would rspctivly srv as conduits for bicycl and pdstrian accss to th park. As for cars, thr would dirct accss from two major artrials: Boulvard Hnri-Bourassa at th park s northrn dg, and th xtndd Rodolph-Forgt Boulvard at its astrn dg. Surfac parking facilitis would b availabl within th park. Having a larg rcrational park and a natur park sid-by-sid dos not sm to hav any prcdnts in th Montral rgion. Though w hav not found an xampl of such a dual park lswhr, BAKTrium strongly blivs that this a novl and intrsting concpt which, if implmntd, would b a grat asst to th rgion as a whol. 8.2 EMPLOYMENT CAMPUS Figur 6 Boundary of th Employmnt Campus Location Th mploymnt campus would occupy th southrn portion of th golf cours as wll as th lots abutting th golf cours to th south and th ast. Many of ths lots ar currntly vacant or undrusd; th cration of th campus would thrfor rquir acquiring only a fw industrial lots (s map on p. 16). It should also b notd that th southrn portion of th golf cours is prsntly a non-conforming us; th mploymnt campus would actually conform to th currnt land-us dsignation. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 34

35 Dscription Th mploymnt campus is nvisiond as a clustr of R&D and light industrial facilitis locatd in an attractiv physical nvironmnt. Idally, it would b occupid by svral ntrpriss oprating in rlatd industris, togthr forming an industrial cology. In othr words, clos physical proximity would b conduciv to th formation of complx intr-rlationships btwn ntrpriss. In physical trms, th mploymnt campus would b a vry diffrnt nvironmnt than most industrial parks in th rgion. Th campus would hav a carfully dsignd, high quality xtrior nvironmnt. Th buildings in th campus would all adhr to consistnt architctural languag and a high standard would b maintaind for landscaping around th buildings. Thr would b a ntwork of landscapd footpaths and bikpaths linking all buildings. This ntwork of paths would b intgratd with a systm of small parks, distributd throughout th campus, and would also connct to th path ntworks of th adjacnt rcrational and natur parks. Th whol structur of th campus would b articulatd around th transit nod at its cntr. Th transit nod would act as th main intrchang btwn Montral s public transit systm and th campus intrnal transportation systm. It would fatur high quality bus shltrs for STM buss and campus shuttl buss. It would also hav bicycl garags for thos who wish to gt to thir final dstination on th campus by bicycl. Th campus systm of intrnal roadways, footpaths and bikpaths would radiat outward from th transit nod. Largr buildings with high mploy dnsitis would b locatd nar th cntr, whras smallr building with lowr mploy dnsitis would b furthr from th cntr. In th largr buildings dirctly around th transit nod, thr would b commrcial facilitis, such as rstaurants and cafés. Ths facilitis could b usd by campus mploys as wll as popl accssing th rcrational park via th transit nod. As th rcrational park would prsumably rmain opn outsid of rgular businss hours, th shops around th transit nod could also rmain opn and bnfit from th traffic gnratd by th rcrational park. Th quality of th physical nvironmnt, th prsnc of commrcial facilitis, and th proximity to major rcrational amnitis within th mploymnt is campus is important for two ky rasons. First, it would hlp attract and kp high valu-addd ntrpriss and th highly skilld and ducatd workforc that thy rquir. Scondly, it should facilitat th movmnt of popl and idas within th campus and thus stimulat th formation of intr-rlationships btwn ntrpriss. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 35

36 Cas Study Stockly Park Projct, U.K. Th Stockly Park Projct is an mploymnt campus comprising 160 hctars of land including buildings, landscaping, infrastructur and grn spac to crat a quality working nvironmnt in clos proximity to Hathrow Airport and downtown London. Th campus is dsignd with transit-orintd masurs including landscapd pdstrian paths and wll-lit and covrd bus shltrs, xprss bus srvic to London, cycling paths, and train srvic to Hathrow airport, as wll as car shar matching srvics. Furthrmor, grn spac includs programmd rcrational facilitis including a golf cours and soccr fild. Stockly Park was built on land that was formrly usd to xcavat clay usd for brick-making. Significant bio-rmdiation masurs wr undrtakn to dcontaminat th ara du to past xcavation and wast-disposal masurs. Stockly Park has rcivd svral dsign awards including th 1997 Intrnational Award for Excllnc of th Urban Land Institut and th Financial Tims Architctur at Work Award. Photo sourcs (clockwis from top) BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 36

37 Cas Study William Stanly Businss Park, Pittsfild, MA William Stanly Businss Park is a businss rdvlopmnt locatd on a 52 acr formr brownfild sit with proximity to a lakfront and rail lin. This sit is adjacnt to th city cntr and rsidntial nighbourhoods and is fundd through a public-privat partnrship btwn th city and GE Plastics. Th businss park will b a campus-styl businss park, faturing offic, industrial, and rsarch buildings. Th campus will hav pdstrian bik paths, bik paths, and distributd opn spac. Th narby lak (Silvr Lak) givs asthtic bauty and has an cological valu to th ara as wll as bing opnd for rgional rcrational activitis. Prsrvation and nhancmnt ar ky faturs of th ara, including dsign masurs to: maintain a majority of nativ spcis in th ara, avoid construction on floodplain, nsur 25% of th land rmains unbuilt and as opn spac, minimiz modification of contours of th sit, and construct a strt systm that minimizs runoff. Th plan is aimd to satisfy automobil dmand; howvr, thr is a promotion of nonvhicular transportation in th park to ncourag pdstrian movmnt, and an outdoor stting that is asthtically plasing, saf, and comfortabl with ampl signag. Othr dsign faturs includ: systm of footpaths, viws of and orintation towards Silvr Lak, landscaping to invit outsidrs to visit sit, high-quality distinctiv architctur, and a flxibl plan to host a rang of activitis including manufacturing, rsarch and dvlopmnt, and offic spac, in trms of land us and phasing of th dvlopmnt. Sourc: BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 37

38 8.3 MIXED-USE RESIDENTIAL DEVELOPMENT Figur 7 Boundary of th Mixd-Us Rsidntial Dvlopmnt Location Th dvlopmnt would b sitd on currntly vacant lands immdiatly wst of th Lafarg quarry. Th dvlopmnt proposd hr is intndd to rplac an xisting plan by th SHDM, which ncompasss only th southrn portion of this sit. Dscription Th proposd dvlopmnt wst of th quarry would combin a varity of housing typs, som non-rtail commrcial uss, and svral natural grn spacs. Th strt grid from th xisting rsidntial nighborhoods wst of th quarry would b xtndd into th vacant lands wst of th quarry and would b connctd to th nw Rodolph-Forgt Boulvard xtnsion. Th various housing typs would b disposd so as to form a dnsity gradint from Rodolph-Forgt wstward towards th xisting rsidntial nighborhood and from Shrbrook Strt northward. Largr thr story multi-unit buildings would b locatd along Rodolph-Forgt itslf and clos to Shrbrook whras singl-family homs would b locatd closst to th xisting rsidntial nighbourhood. Commrcial uss would b allowd only in th multi-unit buildings along th Rodolph- Forgt xtnsion. On th wst sid of th boulvard, commrcial uss would b mixd with rsidntial uss; th ast sid (th quarry sid) would b rstrictd to mostly nonrtail commrcial uss. Indd, rathr than compting with xisting rtail facilitis along Shrbrook, th commrcial spacs along Rodolph-Forgt would b optimizd for small offic spac. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 38

39 Th vacant lands on which w propos this dvlopmnt compris som natural faturs of considrabl cological valu. In particular, thr ar a fw lots covrd with matur trs. W bliv that such lots should b xcludd from dvlopmnt and should instad b prsrvd as natural grn spacs intgratd within th dvlopmnt. Asid from thir asthtic and rcrational valu to rsidnts, ths natural grn spacs will also provid cological srvics such as watr rtntion and mitigation of th urban hat island ffct. Cas Study Blmar, Lakwood, Colorado Locatd on th sit of a formr shopping mall, th Blmar dvlopmnt in Lakwood, Colorado uss mixd-us dvlopmnt and pdstrian-frindly dsign to rvitaliz a portion of th city of Lakwood that had falln to nglct. Anchord by a cntral artry and a numbr of public opn spacs, th dvlopmnt includs rsidntial, commrcial and cultural uss combind with rtail srvics on a 103-acr sit. Whn compltd in 2007, th projct will includ commrcial srvics including 700,000 squar ft offic spac comprising 19 city blocks that ar knit into th xisting strt grid of surrounding nighbourhoods. In addition, 1,300 nw homs including townhouss, apartmnts and liv-work units hav bn constructd on th sit. Rsidntial units and commrcial srvics ar intrsprsd with public opn spac totaling nin acrs of parks and plazas. Th Blmar projct rvivs an ara of th city that had falln to a 90% vacancy rat. Th projct also offrs a modl of public-privat partnrship mad possibl by ddicatd fforts on th part of th City and primary dvlopr. Th projct has rcivd rcognition for its innovativ and inclusiv dsign stratgis, and for its us of a formr gryfild sit; it was th winnr of th Phonix Award in 2004 for xcllnc in rdvlopmnt. Photo sourc: BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 39

40 Cas Study Urban Forsts Urban forsts provid social, cological and conomic bnfits. Th gratr th tr covr and th fwr th imprmabl surfacs, th mor cosystm srvics ar producd in trms of watr rtntion and infiltration, incrasing air and watr quality, absorbing and storing atmosphric carbon and rducing nrgy consumption du to dirct shading of rsidntial buildings and hat-island ffct rduction. It is stimatd that urban trs can modrat climat and rduc urban hat-island tmpraturs by much as 5 C. Urban forsts can also rduc from 10 to 15 grams of air pollution pr squar mtr of tr canopy (USDA Forst Srvic, 2005). Thus, thy ar xtrmly valuabl to our urban aras. Th prsrvation of urban forsts is concordant with Actions 1.2, 11.3, 16.1, and 17.1 of th Montral Mastr Plan. Sourc: Trs in th City -- Masuring and Valuing th Urban Forst Forst Scinc Rviw. USDA Forst Srvic, Northastrn Rsarch Station. Issu 3. 6p. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 40

41 8.4 ORGANIC WASTE MANAGEMENT FACILITY Figur 8 Boundary of Organic Wast Managmnt Facility Location An organic wast managmnt facility and a connctd bio-fuls rsarch cntr would b proposd for th quarry, which w is an idal location for ths facilitis. By virtu of thir location at th quarry s bottom, th facilitis would rmain largly out of sit and would not blight th viws from th nw Rodolph-Forgt xtnsion. Th location at th quarry s bottom togthr with th prvalnc of astrly winds mitigats th risk of any fflunts from th facilitis bing a nuisanc to narby rsidnts. W suggst that ths facilitis should nithr b accssibl from th Rodolph-Forgt xtnsion nor from Shrbrook; accss should only b possibl from Autorout 40. This would nsur that strams of organic wast baring trucks do not run along th formr two artrials. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 41

42 Dscription Rathr than using th quarry as a landfill sit, as with othr formr quarris on th island, w propos placing a facility that would srv to rduc th amount of landfill gnratd by th city. By rclaiming organic wast, th city could potntially rduc its solid wast output by as much as 65% basd on th xprinc of Edmonton, which rcntly built a composting facility (s cas study blow). Bio-fuls ar among th many products that can b mad from organic wast. Bio-fuls also happn to b an ara of kn intrst to ptrolum companis, many of which hav facilitis in th sit s immdiat vicinity. Thus, th organic wast managmnt facility could b paird with bio-ful rsarch facilitis and bnfit from its proximity to xisting ptrolum ful installations. Cas Study Miron Quarry, Montréal, Québc It is stimatd that th City of Montral capturs approximatly 70% of biogass mittd from th 33 million tons of wast burid at th Cntr d traitmnt t d'élimination ds déchts (CTED) locatd in th old Miron quarry on th Montral Island. Th sit srvd as a garbag dump for 20 yars bfor it was acquird by th City. For almost a dcad, th mthan producd by th dcomposition of th organic wast burid in th sit was simply burnt, but now a thrmal powr plant has bn built on th sit which producs 25 mgawatts, or th quivalnt of th nds of 10,000 rsidncs. Th plan has a lif xpctancy of approximatly 25 yars, and will still oprat many yars vn though th landfill closd in 2000 (Fugèr, 1997). This projct, along with th Complx nvironnmntal d St-Michl, is said to hav contributd to urban rnwal in th surrounding aras (Arrondissmnt Villray, 2003). Sourcs: Fugèr, Claud Cogénération à Montréal : quand ls déchts s transformnt n gaz t n élctricité. Last viwd on Dcmbr 15 th, BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 42

43 Cas Study Edmonton Composting Facility, Edmonton, Albrta Thr xist svral larg composting facilitis in North Amrica; on of thm, th Edmonton Composting Facility, can procss 200,000 tonns of rsidntial wast and 25,000 dry tonns of biosolids ach yar. It occupis an ara of about 38,690 squar mtrs (416,500 squar ft). Th composting procss dos crat hat, moistur and odourizd air; howvr, foul air is drawn down through composting matrial in th aration building and xhaustd through biofiltrs locatd outsid th building (a on mtr thick layr of wood chips, bark and finishd compost), thus rmoving th unplasant odours. Th final product is high-quality compost, which can b sold to farmrs and gardnrs. Sourc: PDF/compostrorangMarch2003.pdf BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 43

44 8.5 MULTIMODAL URBAN BOULEVARD Figur 9 Routing of th Multimodal Urban Boulvard Location Th nw multimodal urban boulvard is to b an xtnsion of th xisting Rodolph- Forgt Boulvard. It would thus bgin at th currnt trminus of Rodolph-Forgt, at Hnri-Bourassa. It would swp across th lowr portion of th golf cours, cross ovr Autorout 40 and thn run btwn th xisting rsidntial nighborhood and th quarry and trminat whr Shrbrook Strt mts Contrcour Strt. Dscription Th nw Boulvard is th cornrston of BAKTrium s transportation plan for th Bourgt-Forgt sit (s Map 6). It is intndd to b synrgistic with th othr proposd intrvntions, spcially th mploymnt campus and th mixd-us dvlopmnt. Th boulvard is ssntial to driving th growth of ths dvlopmnts; yt, without ths nw dvlopmnts, thr is no urgnt nd for this nw artrial. Th boulvard is dsignd to act as an fficint public transit corridor and, at th sam tim, is intndd to b a highly attractiv nvironmnt in which to practic activ mods of transportation. It would hav two traffic lans running in ach dirction, sparatd by a wid cntral mdian. Th slightly widr outr lans would b rsrvd for buss and trucks of a limitd tonnag. A bicycl path would run along th cntral mdian. (S Figur 10 blow). BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 44

45 To mak it visually attractiv, and to mitigat th conflict btwn motorizd and activ mods of transportation, th boulvard would b dnsly lind with trs. Trs and bushs btwn th sidwalks and th roadway would buffr pdstrians from th buss and trucks circulating on th outr lans of th roadway. Similarly, trs and bushs on both sids of th bikpath would shild cyclists from th car traffic on th innr lans of th roadway. Th boulvard would b lind with thr story buildings st clos to th sidwalk. Offstrt parking would b locatd bhind th buildings and accssibl only via th strts crossing th boulvard; thr would b no drivways crossing th sidwalks. Thr could optionally b som on-strt parking on th bus lans during off pak hours. Figur 10 Rndring of th proposd Rodolph-Forgt Boulvard xtnsion BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 45

46 Exampls Barclona Barclona Rio d Janiro Vinna BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 46

47 8.6 OTHER INTERVENTIONS BAKTrium proposs a numbr of complmntary intrvntions which ar dsignd to facilitat th ralization and implmntation of th fiv aformntiond major intrvntions. First, w propos th cration of a CLD (Consil local d dévloppmnt) for th East Island. Th cration of an conomic dvlopmnt corporation covring th ntir sit is not only ncssary to provid a countrwight to th CLD-Wst Island, which is vry activ and dynamic, but also and mor importantly to hlp guid dvlopmnt in th rgion. Scond, w propos to considr th inclusion of th vacant and undrutilizd lots in Montréal-Est, ast of th golf cours, in th mploymnt campus. If this nw campus, or mploymnt pol, is to b succssful, it is ncssary to considr th uss that surround it. Givn that thr ar a numbr of vacant lots immdiatly ast of th sit, thy should b includd in th sam rdvlopmnt stratgy. Finally, w propos th convrsion, in th long-trm, of th 9-hol golf cours into a public rgional outdoor rcration facility. If th Anjou Natur Park is to bcom a dstination for th public, it nds to offr a widr rang of rcrational activitis and possibilitis. Also, this ara should b accssibl to th public, which it currntly is not. Th City should thrfor considr th acquisition of this lot and its convrsion. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 47

48 Map 1 Final Concpt - Land Us Boulv ard Sa Ru M int-j an-ba ptist ari Au to rou t 40 n a rsidntial commrcial industrial grn Notr industrial / institutional grn / institutional N 1 km urban boulvard 750 m 25 rsidntial / commrcial 0 ut public works Ru oro hrb Aut rook -Dam institutional Ru S Bo ul 500 m H n 250 m d r va Lgnd ur o B ri- s as

49 Map 6 Transportation Concpt Avnu Marin out 2 a our 5 r Riv c son bp v a Lgnd Métro Honoré-Baugrand -Dam intrmodal transportation nod truck rout transit corridor Notr bikway métro - grn lin métro - blu lin Métro Saint-Michl N xisting bikway 2.5 km 2 km 1.5 km bicycl parking 1 km 0 bp 0.5 km am -D n bi Ba u Ru autorout Ru 40 ou t Au tor l Bou Law Ru Not r ri-b n rd H ay- Sai tor ssa dr Ru Y vs-p révos t Au var nt- Ru ul rn Go u Bo Law in Ri viè r d s Pr air is bp Ru Sh rbrook Îl Jésus s d s é g p a t u c n c c o r ts ) u 0 o n 9 ) p ( n 4 m 2 E g 0 1 ), ( lo 0 1 ), à ( , à 9, ( 66 ), ( 2 3 à 23,7 5, 2 à 82,4 9, 8 à %, 9, 23 1 l a ré t n o M = 5 i k m lo r t è s

50 9 IMPLEMENTATION BATKrium s implmntation plan is dividd in four parts: Stratgis, Modl, Tools and Phasing. Our proposd stratgis suggst gnral mans availabl to th City for achiving th aformntiond objctivs. Th implmntation modl is a short cas study that offrs intrsting insights for th cration of an mploymnt pol. A numbr of rgulatory tools ar thn proposd which ar suitd to th aims and objctivs of our plan and allow for flxibility from th City s prspctiv. Finally, our Action Plan is dtaild in trms of th phasing of intrvntions and stakholdrs involvd. 9.1 STRATEGIES For th nhancmnt of th Anjou Natur Park and its opning to th public, BAKTrium rcommnds th following stratgy: 1. Ngotiat with th dvlopr of th mploymnt campus for thir participation in th cration of an ntranc to th park facing onto th nw boulvard. Th Natur Park should b accssibl by foot from th transit nod and th dsign of th campus should mak facilitat movmnt to and from it. For th cration of th nw mploymnt campus ast of th Anjou offic park, BAKTrium rcommnds th following stratgis: 2. Rviw th agrmnt btwn Anjou borough and th ownr of th golf cours, which stats that th ownr must pay taxs rtroactivly if th lot is dvlopd. Th borough should rngotiat th trms of its agrmnt with th ownr so as to facilitat dvlopmnt on th southrn portion of th golf cours. 3. Us rgulatory tools to fram th dvlopmnt of th southrn portion of th Mtropolitan Golf Club and of adjacnt lots. Th City should us rgulation to nsur that th projcts proposd for th mploymnt campus follow th objctivs st out for th sit without stifling dvlopmnt. 4. Chang land-us dsignation for th southrn portion of th golf cours in th Mastr Plan and th Anjou borough official plan to allow for mixd-us dvlopmnt; chang zoning bylaws to bring thm into accordanc with th official plan. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 50

51 For mixd-us rsidntial dvlopmnt in th city-ownd vacant lots wst of th quarry, BAKTrium rcommnds th following stratgis: 5. Chang land-us dsignation for th sctor ast of th xisting rsidntial ara in th Anjou borough official plan to allow for mixd-us dvlopmnt; chang zoning bylaws to bring thm into accordanc with th official plan 6. Extnd th mandat of SHDM to all city-ownd vacant lots wst of th quarry xcpt for thos lots immdiatly abutting th highway; this would nsur that th proposd dvlopmnt of ths lots is cohrnt and inclusiv. 7. Us rgulatory tools to nsur cohrnt dvlopmnt of light-industrial functions along th autorout, and thir propr intgration with adjacnt rsidntial aras. Rgulatory tools should also b usd to nsur th propr intgration th nw mixd-us rsidntial dvlopmnt with th xisting natural faturs and rsidntial fabric. For th convrsion of th Lafarg quarry to mor intnsiv, mploymnt-gnrating uss, BAKTrium rcommnds th following stratgy: 8. Us rgulatory tools (such as intrim control rgulation) to frz dvlopmnt on lots not yt quarrid. Th City should not allow th undvlopd lots abutting th highway to b quarrid, as thy ar wll positiond to b dvlopd for mploymnt uss. Although th City s goal is not to mak th opration of th quarry unfasibl, frzing dvlopmnt on th northrn portion of th Lafarg sit would ffctivly rduc its lif xpctancy. For th construction of th nw boulvard (or Rodolph-Forgt xtnsion) from Hnri-Bourassa to Shrbrook, BAKTrium rcommnds th following stratgy: 9. Ngotiat th financing of th nw boulvard and ovrpass with th MTQ and using th BAPE rcommndations in th CANTERM projct as basis for justifying th nd for a nw road. As th City cannot undrtak th construction of a nw boulvard and ovrpass alon, it will nd to prsnt a convincing cas for this xtnsion. Th BAPE rcommndations, as wll as th possibility of dvloping an mploymnt pol, can srv as justifications for this nw link. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 51

52 9.2 CHANGE IN LAND USE DESIGNATIONS Anjou Th part of our sit that is in Anjou compriss two distinct aras: th first on, south of Autorout 40 (th vacant lots and th Lafarg quarry ast of th rsidntial ara), is dsignatd sctur d'mploi, which allows commrcial, offic, industrial and institutional activitis, but not rsidntial uss (s Map 2). Thrfor, a dsignation chang will b ncssary if rsidntial dvlopmnt or rnaturalization is plannd in this ara as thss uss ar xcludd in th currnt zoning bylaws. Th land us dsignation sctur mixt could accommodat both rsidntial dvlopmnt and collctiv quipmnts (or parks). Most of th scond ara, north of Autorout 40 and ast of th Anjou offic park (which includs th golf cours, th Anjou Natur Park as wll as th vacant lots to th ast) is dsignatd grand spac vrt ou parc rivrain, which allows for mtropolitan parks, natur parks, public spacs, natural rsrvs, public shors (brgs publiqus) and islands, larg cmtris, golf courss and complmntary commrcial uss. Th southrn part of th ara, along Autorout 40 (which corrsponds to on of th two courss of th golf cours) is dsignatd sctur d'mploi, prsumably to maximiz accss to and us of th highway. MHM Th part of our sit (north of Shrbrook, south of Anjou and Wst of Montréal-Est) that is locatd in Mrcir Hochlaga-Maisonnuv compriss two land-us dsignations: a strip of vacant land immdiatly ast of th xisting rsidntial ara considrd sctur rsidntil and th Lafarg quarry, which is considrd sctur d'mploi. Th ara dsignatd for rsidntial uss corrsponds to th SHDM Contrcour sit. RDP-PAT-ME All th aras bordring th sit to th North, East and South-ast ar dsignatd sctur d'mploi, xcpt for two to thr rsidntial blocks on th bordr with Mrcir, a fw transportation uss and th tip of th Anjou Natur Park which xtnds into Montréal- Est. If th Lafarg quarry is to b convrtd into a mixd-us ara (whthr rsidntialcommrcial or rtail), it will probably nd to b rzond. BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 52

53 9.3 MODEL Modl for Employmnt Campus Th Tchnopôl Angus provids an intrsting dvlopmnt modl for th mploymnt campus. A fw diffrncs btwn th Tchnopôl and th proposd campus ar notabl: th formr is ownd and managd by a non-profit organization, it is locatd mor cntrally, and is ddicatd to social conomy ntrpriss. By comparison, th Bourgt- Forgt mploymnt campus could b ownd by a for-profit or non-profit organisation, howvr, it is locatd in th island s priphry and will aim to attract rsarch & dvlopmnt and light-industrial activitis. In spit of som diffrncs, th Tchnopôl provids intrsting insights for th dsign, dvlopmnt and managmnt of th mploymnt campus: On landownr (which can b public, privat, or both) who provids ach tnant with th ncssary infrastructur to spc as wll as consulting and rcruitmnt srvics, who also has nough lvrag to ngotiat, on-on-on, with th city or with th STM and that can ngag with local stakholdrs mor ffctivly A high-quality and complt work nvironmnt, which includs sports facilitis, food srvics, a day car and xtnsiv bicycl quipmnt, is accssibl by transit and connctd to th bicycl path ntwork A clustr of lik-mindd ntrpriss and ntrprnurs who bnfit from bing in proximity to on anothr Modl for Mixd-Us Dvlopmnt Th nighbouring Angus Park rsidntial dvlopmnt can srv as an intrsting modl for th proposd mixd-us dvlopmnt on th Contrcour sit, spcially in trms mix of housing typs. Th Angus dvlopmnt faturs singl-family row houss, smidtachd houss, and multi-unit dwllings that stylistically invok traditional housing typologis of th surrounding nighbourhoods. Dwllings in Angus ar both ownr occupid and for rnt, accommodating th conomic and spatial rquirmnts of diffrnt family configurations. All photos: Komorowski, 2006 Figur 11 Housing typs in Angus Park (lft to right: singl-family row hous, smi-dtachd, sixplx) BAKTrium January 30, 2006 Bourgt-Forgt Planning Ara 53