1. Can the former golf course be
developed at the present time?
Yes. A zone along Labelle Boulevard (H-155, H-156 +
C-157, C-154) near Bourbonnière Street authorizes 2 to 4 storeys
and residential and proximity commercial establishment uses.
This zone accounts for seven (7) hectares / 60hectares
of the former golf course (11.5% of the golf course is developable by right).
2. What does the preliminary draft of
the urban plan say about the former golf course site?
The preliminary draft proposes two dominant uses: a
conservation area and a residential one. The objective is to have a minimum of
50% of the former golf course dedicated to ecological, educational and light
recreational uses and to make it accessible to the public.
The remainder of the site could be developed to
accommodate a project that would be subject to the comprehensive development
program criteria and a specific resident approval process. The comprehensive
development program will set out the conditions to be met by any project and
the project will be subject to residents' approval.
In summary, the draft urban plan provides that the
residents will have the final say on the former golf course dossier.
3. Is a zoning change required to build
on the former golf course?
Yes, with the exception of the zones along Labelle
Boulevard, which already allow residential and commercial uses. As it may be
recalled, any zoning change is subject to residents' approval.
4. What are the other possible zoning options?
The zoning bylaw will have to comply with the dominant
and complementary uses proposed in the preliminary draft of the urban plan, but
may be more stringent than this draft, however. The dominant uses are housing
and a conservation area. Nevertheless, to complete them, the complementary uses
permitted (in smaller proportions) would be commercial and service (support)
uses, institutional or community facilities as well as recreational uses.
5. What are the Town’s population
projections?
According to Statistics Canada's 2016 data and that of
the Institut de la statistique du Québec, Rosemère is currently experiencing a
slight slowdown in population growth and an increase in the aging of its
population.
Overall, there is a tendency towards stability in
terms of demographics, although projections suggest that this slowdown will
continue slightly until 2026 and increase thereafter until 2036.
It is also important to be aware of the limitations of
this data, which does not take into account the territorial, social and
economic reality of the region's municipalities.
6. Rosemère's population seems to be
declining. What are your sources? According to Statistics Canada, the 2016
census indicates a population of 13,958 and in 2021 the MAMH is confirming a
population of 14,219.
It is important to keep the same source of
reference for analysis purposes. If we look at the Statistics Canada data, we
see a decrease in Rosemère's population. The same is true if we take the data
from the Institut de la statistique du Québec; its analysis over time shows a
decline in Rosemère's population.
It is therefore the same trend; however, it is
difficult to understand why the two sources have different data.
7. Would there be noise issues with a
development project?
As long as the preliminary draft of the urban plan
proposes low density near existing neighbourhoods, there are no noise issues to
be noted.
As for the former golf course site, the Town's comprehensive
development program criteria will require a noise impact study to be carried
out as a prerequisite to the submission of the project so that residents can
make an informed decision.
8. Has the Town made an assessment of
the traffic issues associated with future projects?
In the case of the former golf course site, since the
number of residents in a potential development project is unknown, the traffic
volumes generated by the development are also unknown. However, the Town will
require a traffic and impact study as part of the comprehensive development
program criteria as a prerequisite to submission of the project.
It should also be noted that the mobility study
commissioned by the Town covered the entire territory and more specifically the
problem of traffic congestion along Grande-Côte Road.
9. Has the Town made an assessment of
parking issues related to future projects?
In the case of the former golf course site, the comprehensive
development program criteria will include stringent parking requirements to
reduce the impact on the environment.
In general, the objective is not to reduce access to
parking, but rather to cut down on its adverse effects and optimize its use.
10. Has the Town made an assessment of
the school-related impacts?
This is the responsibility of the Centre de services
scolaire, which has identified needs for a regional high school, and not just
for Rosemère. That being said, the former golf course site could prove
desirable to the Centre de services scolaire.
11. How many new residents are estimated
in the new development?
What is
important to remember is that there is a desire to preserve the continuity of
the built environment with the adjacent areas as well as the rural aspects of
Rosemère.
On the
other hand, we could see a higher density of development at the Place Rosemère site
where redevelopment is necessary.
12. Has the Town made an analysis of the
environmental impacts of development?
The developer provided an environmental study of the former
golf course site; however, the Town has commissioned a second opinion and a
study is under way to characterize the flora and fauna on the site. The purpose
of the study is to identify the ecological potential of the site and the areas
of high ecological value that should be preserved.
The area established by this study will be designated
as a green conservation zone. In order to protect this area, an ecological,
educational and light recreational park of at least equal size will complement
it. In addition, the sum of these two areas will have to reach a threshold of
50% of the area of the sector, or 30 hectares. All this will be integrated into
the next urban plan and will be part of the bylaw on the comprehensive
development program.
One of the criteria for the comprehensive development
program will require a tree conservation and urban forestry plan.
13. Would there be financial and social
impacts on residents near the site?
There is
no question that the future of the former golf course site will have financial,
social and environmental impacts on the Rosemère community. The objective is
for these impacts to be positive and it will be up to the residents to decide,
when the time comes, on the social acceptability of such impacts.
14. The water filtration and treatment plants
seem to have the capacity required to support "new construction" in
Rosemère. Should we therefore presume that a study or at least an assessment
has been made before making these statements?
In fact, as part of the decision to invest in
the sustainability of our infrastructure, the Town commissioned various studies
on drinking water, wastewater, urban drainage and road network services. These
studies focused on both future needs planning and asset maintenance planning.
Based on the findings of these studies, the drinking water and wastewater
plants do have the capacity to meet the Town's future needs.
The water transport system, however, may
require reinforcement in terms of pipelines.
It is important to note the Town’s policy
whereby the infrastructure requirements of a project are the responsibility of
that project and not that of the residents as a whole.
15. What is the proportion of green and
recreational space in the Town?
According to a study assessing present and future park
and green space needs that was carried out in 2019, the Town of Rosemère's park
ratio is 20% higher than the recommended standard. 70% of households have
access to a park within less than a 5-minute walk.
The preliminary draft of the urban plan provides that
9% of Rosemère's territory has a park and community use, while another 9.8% is
protected by a conservation designation.
90% of people expressed overall satisfaction with
parks, sports facilities and green spaces in a survey (available on our
website) that was conducted in 2019.
16. What are the Town's intentions with
regard to biodiversity preservation?
In the
preliminary draft of the urban plan, one of the orientations is to ensure the
connectivity of green spaces through an ecological network. The objective is to
maintain naturalized spaces between protected natural environments or
environments of ecological interest in order to prevent the fragmentation of
plant and animal habitats.
It is in
this context that the Town acquired part of the Grand Coteau forest and is
continuing its efforts in this regard, as it gives priority to the protection
of natural environments with high ecological value.
17. Will all the trees be protected?
The Town's urban forestry plan will ensure
sustainability in this regard.
18. Has an analysis been carried out on
the impact on air quality?
No, not
yet. When an acceptable project is submitted, this issue may be addressed.
19. Will the development of a portion of
the land have an impact on flooding?
The Town
will ensure that the "developable" portion incorporates exemplary
stormwater management measures.
20. What is the impact on future
generations if this green space is developed?
With regard to development, residents will be asked to
comment on the acceptability of the proposed project that will aim to meet the
needs of seniors and young families, while ensuring added value to the
community and adjacent areas.
With regard to the environment, residents will be
asked to vote on the acceptability of a potential project that will aim to
provide the Town with a natural space of high ecological value that will be
designated as a green conservation zone.
This zone will be protected and surrounded by an
ecological, educational and light recreational park of at least equal size. And
all of it will cover a minimum of 30hectares and 50% of the area of the former
golf course.
With regard to economic concerns, the residents will
be asked to express their opinion on the economic acceptability—and its impact
on the municipal tax system—of a potential project stemming from the
development and environmental objectives.
21. How much of the land will be
protected?
The environmental study of the site will identify all
existing natural areas of interest. They will be fully protected and surrounded
by an ecological, educational and light recreational park. The minimum of 50%
or 30hectares will not be fragmented on the grounds, but rather will be uniform
instead. It will bring together all the natural environments to be protected.
22. What density will be permitted on
the site of the former golf course?
The minimum density threshold established by the
supra-local authorities (RCM and CMM) is 27 housing units per hectare for the
Town of Rosemère. In the preliminary draft of the urban plan, a density of
21-40 housing units per hectare is anticipated for the former golf course site.
The Town’s objective is to obtain a favourable opinion from the supra-local
authorities in order to require a higher density at the Place Rosemère site and
along Labelle Boulevard, in return for allowing a much lower density on the
eastern part of the former golf course site.
As it may be recalled, residents will have to vote on
any potential project on the site of the former golf course and nothing can be
done without their prior consent.
23. What types of buildings are planned?
We are looking for a project that fits in harmoniously
and contributes positively to Rosemère's urban landscape in terms of the layout
of the buildings, the volumes, the materials and the architectural style.
The preliminary draft of the urban plan doesn’t define
the typologies in a precise manner, but it does mention the objective of
meeting the needs of young families and the elderly. These will be set out in
the bylaw on the comprehensive development program, but it will be up to the
residents to approve or reject any potential project that is submitted.
24. You say that young families don't have
access to property in Rosemère. What are your sources for validating this
information?
This perception comes from the fact that the
price of houses in Rosemère is the highest of all in our RCM. Real estate
brokers have noted that this situation makes it difficult for young,
average-income families to buy a home in Rosemère. The market makes them more
attracted to neighbouring towns, where houses are less expensive and newer.
25. How many storeys will be allowed?
Along Labelle Boulevard, it is already allowed to have
more than one storey built. For the rest of the site, it is expected that the
number of storeys will allow for continuity of the built environment and will
fit harmoniously into its surroundings. The comprehensive development program
will therefore guide the admissibility of a potential project, but it will
always be up to the residents to accept or refuse it.
26. Which main arteries will link up
with the project?
The Town will not allow through traffic on streets in
the surrounding residential neighbourhoods. For example, the Bouthillier
Boulevard extension and Bourbonnière Street would be the access roads to the former
golf course site. There would be no streets leading into the residential
neighbourhoods. However, it is planned to connect the adjacent neighbourhoods
with bicycle and pedestrian paths to access the eventual park, the future
bicycle network along Labelle Boulevard and its commercial establishments.
27. Could new construction be built near
existing homes located on the streets along the former golf course?
No. The
Town would provide a significant buffer zone between existing homes and a
residential project as well as density and a built-up environment that is
similar to existing neighbourhoods. These are requirements that would be
included in the comprehensive development program criteria. Any project to the
contrary would not be acceptable.
28. Will there be residential
development only on the former golf course site?
On the former golf course land, the proportions would
essentially be 50% residential and 50% conservation area. However, it is
proposed to add complementary uses to meet the needs of the neighbourhood:
proximity commercial establishments and services, institutional and community
facilities as well as recreational activities.
29. Could a school be built on these
grounds?
No. The preliminary draft of the urban plan did not
include this use because it doesn’t meet the community’s needs. However, the
Centre des services scolaires has the authority to require it. At the present
time, the school-related needs are for a high school and these needs extend
beyond Rosemère territory.
30. Could a private or public seniors'
residence be built on this land?
Yes, the need has been expressed by our residents and
a market study has concluded that there is a strong demand for it in Rosemère.
31. Does the Town have a portrait of the
existing built environment?
Yes, in the preliminary draft of the urban plan, there
is a chapter on the portrait of the territory. The current built environment is
described there, with information on the major construction periods, the breakdown
of owners vs. tenants, the type of housing (e.g., single-family homes,
apartments), average property prices and rents, new construction, etc.
32. Is there a possibility of a
community garden on the former golf course site?
Absolutely. Community gardens are permitted on the
entire territory as long as such a project is consistent with the conservation
purpose of the site.
33. Could there be local vegetable
production on the site?
Such a project could be integrated into a future
overall project as long as it is not in the natural conservation zone. The
residents will then have to vote on this matter.
34. Could there be a park?
Yes, it is planned to integrate the development of a
central, ecological, educational and light recreational park into any future
project. In addition, small neighbourhood green spaces could be included.
However, no major sports facilities would be developed there, as this would
conflict with the intended use of the site.
35. Are there any green spaces left to
protect on the Town's territory?
Yes, procedures are under way to acquire and protect
lands in the Grand-Coteau forest that have outstanding ecological value. The
Town is in the process of protecting all the natural areas on its territory.
36. What role does the RCM play in the
adoption of the urban plan?
The Regional County Municipality (RCM) must certify
the conformity of the Town's urban plan with its own planning document: the Schéma d'aménagement et de développement
(land use development plan). The urban plan cannot be in force without the
RCM's certificate of conformity.
With respect to the former golf course site, the RCM’s
land use development plan indicates that only the use of golf grounds is
authorized on this site. Since this use no longer exists, the RCM will have to review
the situation. Discussions are under way to ensure that the RCM's decision
respects Rosemère's wishes in terms of land use and density.
For the Place Rosemère site, the land use designations
in the RCM’s development plan must also be revised in order to authorize
residential uses on this site, where currently only regional commercial
establishments are allowed. This orientation is in line with the present
situation of shopping centres, which must be redefined to ensure their
sustainability.
37. What role does the CMM play in the
adoption of the urban plan?
Since the RCM must make changes to its development
plan with regard to the land use designations of the former golf course and
Place Rosemère sites, the CMM will also be required to certify the conformity
of our urban plan and the eventual amendment of the RCM's land use development
plan, with respect to its own planning document, the Plan métropolitain d'aménagement et de développement (the metropolitan
planning and development program).
It should also be noted that the Ministère des Affaires municipales has to approve all of this in
order to certify conformity with the government's land development policy for
the territory (referred to as OGAT: orientations
gouvernementales en matière d’aménagement du territoire).
This is known as the land development policy
conformity rule, where the various planning documents are all linked in order
to ensure consistency.
38. Who must be legally consulted on any
zoning changes?
The Act
respecting land use planning and development requires at least one public
consultation meeting before amending urban planning bylaws. This meeting is
open to all residents of Rosemère. If the draft bylaw provides for amendments
to a provision subject to referendum approval (e.g., uses and densities), each
of the provisions is subject to referendum approval by eligible voters (i.e.,
essentially, the residents living in the areas adjacent to the area subject to
the zoning amendments).
Considering that the former golf course site will be
subject to a comprehensive development program, the zoning change bylaw will be
submitted, as provided for by law, to the approval of the residents who are
qualified to vote, i.e., the residents of the adjacent areas concerned in the
draft bylaw.
However, before the proposed zoning change is submitted,
public consultations will be held with all residents to ensure the social
acceptability of the proposed project. It is following these consultations that
the Town will decide whether to table a zoning change bylaw for the zones
concerned or to put a stop to the development project submitted.
39. Are you planning to change the
waterfront zoning of the land by purchasing lots, which would have the impact
of not having to consult the population?
No. Regardless of the ownership of the land, the
general public will be consulted when a development project that meets the
criteria of the comprehensive development program bylaw is submitted.
No zoning changes on the former golf course site may
be made without the approval of the residents of adjacent areas, regardless of
ownership.
Even if the Town were to acquire the adjacent lots,
this would not change the zoning and the adjacent areas would retain all their
rights.
40. What would happen if the urban plan
isn't adopted?
In such a case, the present urban plan would remain in
effect. The mandate to provide Rosemère with a new urbanistic vision would not
be fulfilled, thereby putting an end to three years of consultation. The
process for a new urban plan would have to be resumed, sooner or later, however.
A town must update its urban plan in order to adapt to the new issues at hand.
For example, the present urban plan does not allow for the Place Rosemère
redevelopment project.
41. Will there be a street connecting
Bouthillier and Roland-Durand boulevards?
The preliminary draft of the urban plan provides that
following a new study on the needs and impacts on public mobility, the
advisability of a new link in the Bouthillier/Roland Durand corridor could be considered
and the steps involved could be planned within a long-term perspective. It
should be noted that the possible need for such a project would be to alleviate
congestion on Grande Côte Road and to integrate a link there for public and
active transportation to Place Rosemère. At the present time, this is a low
priority and unlikely project, but it does come within the scope of a very
long-term perspective.
42. Does the urban plan have to be consistent
with the urban planning bylaws, the comprehensive development program, the RCM’s
land use development plan and the CMM’s metropolitan planning and development
program?
Yes, in order to be in effect, the urban plan must be consistent with
the policy directions of the RCM, the CMM and the Ministère des Affaires municipales. The same is true for the urban
planning bylaws and, in particular, the comprehensive development program,
which must be consistent with the objectives set out in the urban plan and
define the means for their implementation.
43. What are the next steps prior to the
adoption of the urban plan?
- Consultation with supra-local authorities
(RCM and CMM) in order to assert Rosemère's wishes and to reconcile them with
regional, metropolitan and governmental policy directions
- Drafting of the various urban planning
bylaws (notably those on zoning, subdivisions and the comprehensive development
program)
- Adoption by Town Council of the draft
urban plan and its bylaws
- A public consultation meeting, as provided for in the Act respecting land use planning and
development
- Revision of the draft urban plan to take
into account the comments of the public consultation meeting
- Adoption of the urban plan by Town Council
and submission to the RCM
- The RCM’s assessment of the regional
conformity of the Town’s urban plan
- To be in effect, the urban plan must have received
the assessment of conformity of the RCM, the CCM and the Ministère des Affaires municipales.
44. What are the steps following the adoption
of the urban plan and before its implementation?
In order to be in effect, the urban plan must have received
the assessment of conformity of the RCM, the CMM and the Ministère des Affaires municipales. This can take several months,
especially when the RCM's land use development plan requires an amendment.
The urban plan is implemented in accordance with the
situation; there is no obligation to carry it out, but what is carried out must
be in conformity with the plan.
45. Why are the contents of the urbanistic
vision not in the urban plan?
The vision is translated into the urban plan and the orientations are
derived from the urbanistic vision that was the subject of public
consultations. The wording of the orientations and solutions has been adapted
accordingly. The preliminary draft of the urban plan essentially reflects the
consensus reached or perceived during the public consultations.
