sustainable master plan - · pdf filecity of dorval sustainable master plan open house:...

SUSTAINABLE MASTER PLAN

DIAGNOSIS, ISSUES & FUTURE VISION

SUMMARY

SECOND STEP OF THE CONSULTATION PROCESS

CITIZENS OPEN HOUSE

October 15th, 2011

CITY OF DORVAL

SUSTAINABLE MASTER PLAN OPEN HOUSE: DIAGNOSIS, ISSUES & FUTURE VISION

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HOW DO YOU IMAGINE YOUR COMMUNITY (CITY OF DORVAL) IN 2022?

ANIMATORS AND DISCUSSED THEMES:

WELCOME:

Brian Fahey CIMA+

TABLE 1 :

Geneviève L. Pelletier CIMA+

Paul Duchesne City of Dorval

- Intergenerational, Cultural and Socio-Economic Mix

- Quality and Affordability of Housing

- Urban Health and Security

- Valorization of the Historic, Built, Landscape and Religious Heritage

TABLE 2 :

Guylaine Déziel CIMA+

Mario Saint-Jean City of Dorval

- Density and Intensity of the Occupation of the Territory

- Dynamics of the Central Sector

- Proximity and Mix of Activity Centres

- Sustainable Transportation and Mobility

- Economic Viability

TABLE 3:

Simon Desrochers CIMA+

Guylaine Déziel CIMA+

-Sustainable Building and Energy Efficiency

-Biodiversity and Green Spaces

-Management, Recuperation, Treatment and Reuse (water, waste, contaminated soil and used snow)

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THEME 1 – INTERGENERATIONAL, CULTURAL & SOCIO-ECONOMIC MIX

QUESTIONS / COMMENT / CONCERNS

• The community is homogeneous and it would be good to diversify it by encouraging immigrants to settle here.

• The City of Dorval is the “doorway” to immigrants (because of the airport). It would be good to create a structured welcoming and integration

program for these people so as to maintain their quality of life.

• There are few resources in place which help new residents and immigrants to integrate properly into the Dorval community (principle of

“stakeholders”/assistance resource personnel).

• The high cost of housing makes homeownership difficult for immigrants and young households, which ultimately limits these types of

households in Dorval.

• Integration and adaptation of immigrants is sometimes difficult. They often have trouble feeling accepted by their community. The city should

create a welcoming structure for immigrants to assist them in this regard.

• The city should create an “inclusion strategy” for new residents so as to facilitate their adjustment process and to teach them about living

habits.

• The Chinese community is more and more present in Quebec, and specifically in Dorval. The City of Dorval should, with the help of the “Chinese

Newspaper”, learn more about the Chinese people and their community.

CITY OF DORVAL


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THEME 2 – DENSITY & INTENSITY (OPTIMAL OCCUPATION OF THE TERRITORY)

QUESTIONS / COMMENTS / CONCERNS

• Citizens expressed their disagreement towards the accelerated densification of the lands around the train stations. They would rather that

this would happen in a well thought out and gradual manner, providing parking areas in accordance with the number of new housing units.

• There is a problem of “monster houses” within the municipality. These houses with large volumes and specific architecture do not integrate

well into the built environment of Dorval. The city must maintain the “look” of the City of Dorval and conserve the open and landscaped

spaces. Moreover, there are often only 2 people living in these large homes which do not contribute to the local economy.

• The residential development projects must be better integrated into the existing environment and must respect the character of Dorval

(height, density, property design, etc.).

• It is important to not increase density in areas where low density development is dominant due to its incompatibility (existing density) and

because of other expressed concerns (reduction of property values, diminishing the appeal of certain areas, etc.).

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THEME 3 – QUALITY & AFFORDABILITY OF HOUSING


• The City of Dorval should use government grant programs and allow the immediate construction of social and affordable houses for all

(immigrants, young families, etc.).

• The City of Dorval should support the construction of cooperative housing (densification) along Dorval Avenue so young families can establish

themselves here and so that the city can slowly change its image. Citizens raised the issue that the street is not safe at night because it is

frequented by groups of young kids.

• The arrival of cooperative housing will be a means by which to improve the sentiment of ownership of the citizens towards their

neighbourhood. The occupants of a cooperative must divide the daily tasks (maintenance, the upkeep of the building, gardening, etc.). Having

these tasks creates the link between the resident and the living environment and reinforces the sense of belonging and ownership towards

their neighbourhood.

• The high cost of housing in the City of Dorval impedes the establishment of young households who wish to buy their first home.

• There is a lack of diversified housing typologies in order to accommodate various types of population groups.

• It would be good to create a program to encourage the conversion of certain buildings into affordable housing (with a low purchasing cost or

reasonable rental rates).

• The city could construct numerous affordable housing units for its citizens who do not have the means to be property owners.

• The city could allow two families (through the means of a conversion) to live in a single unit home throughout the city or in certain zones, be it

related through a family connection or not, in order to improve the accessibility to local services. This could also facilitate access to property

ownership. Moreover, the city would be supporting the densification of the municipality without increasing the built volume around service

centres.

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THEME 4 – DYNAMICS OF THE CENTRAL SECTOR


• The city could offer more parking spaces close to commercial uses in the Village sector (La Présentation sector) at certain hours of the day,

specifically lunch hour. It is suggested that merchants do not use the parking intended for their clients.

• The city could continue to support the existing policy of no parking meters in commercial sectors.

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THEME 5 – PROXIMITY & MIX OF ACTIVITY CENTRES


• The City of Dorval bought the building that is currently accommodating the museum. A small coffee shop could be established in this space to

create a meeting and socializing area. In addition, this site offers a great view on Lake Saint-Louis. As a result, an improved mix of uses could be

established which could also create jobs. The city must regain access to Lake Saint-Louis.

• Local services offered at Pine Beach Park should be diversified. The City of Dorval had the project of creating a bike relay in this area. A coffee

shop and/or a boutique for renting bikes or canoes could be established here.

• Residents request that an aquatics centre be constructed in order to provide access for families, especially those with young children.

Currently, the residents must go to Lasalle or Pointe-Claire to have access to an aquatics centre. In addition, if the centre is properly located, it

could eventually attract other types of activities and business opportunities (suggested locations: close to the Jardins Dorval (a large amount of

vacant parking areas) as well as the property currently occupied by the GolfoMax).

• The residents mention that the Batshaw Centre should be relocated elsewhere because it lowers the property values around it.

• The Batshaw Centre and its clients “bring” problems associated with drugs to the City of Dorval.

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THEME 6 – VALORIZATION OF THE HISTORIC, BUILT, LANDSCAPE AND RELIGIOUS HERITAGE


• The City of Dorval should contribute to the improvement of the built form and landscaping by better educating the population.

• The City of Dorval should establish a grant and improvement program for built heritage. This would be publicized in the local newspaper (best

means of communication) to educate citizens on the recognition and development of built heritage.

• The City of Dorval should limit infill and architectural modifications (forms, materials) which do not integrate with the existing fabric.

• The City of Dorval could allow the creation of “neighbourhood” citizen groups (like a Planning Advisory Committee (CCU)) which would have

the right to intervene (right to an opinion and review) for projects where the architectural modification of a building located near their home is

involved.

• The City of Dorval should create new zones which protect areas with common heritage characteristics (instead of pin pointing specific

buildings) and better apply the Site Planning and Architectural Integration Program (PIIA) at the scale of the city so as to preserve the

architectural integrity of the municipality.

• The City of Dorval should limit the cutting and excessive trimming of trees and encourage the preservation and conservation of the urban forest

(ex. Tree Policy).

• The preservation of the identity of religious areas. Citizens are preoccupied by their eventual reuse or transformation.

• Religious institutions and libraries must serve as gathering areas for the population.

• The City of Dorval has unique characteristics with regard to its history and its architecture which should be protected and developed.

• The City of Dorval should modify a section of the description of the Armouries of the City of Dorval. In the extract of the Armouries, Ms. Agathe

de St-Perre, the owner of the Domaine de La Présentation at the time, is not mentioned. A suggestion would be to add to the Armouries the

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name Agathe de St-Perre to the second paragraph of the text.

• The size and volume of new residences that are located in more modest areas should be reduced and the architecture should be more

appropriate to the surrounding context.

• More incentives and encouragement should be offered to merchants such as a program to improve façades and signage.

• The municipality should regulate building frontages and permit only infill projects that correspond with the existing urban fabric. Some

residents complain about the size of new infill projects which were authorized along Lake Saint-Louis. These projects disturb the views towards

the water.

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THEME 7 – BIODIVERSITY & GREEN SPACES


• The supply of green and natural space must be increased.

• There should be more community gardens established, since they are both green and natural spaces, and also places for socializing and for

activities that reinforce the sense of belonging and community life. The areas near Garden Crescent Street could be an appropriate area to

implement a community garden; close to the densest areas and to senior centers. This could also ensure food security for low-income

households.

• With regard to parks and green spaces, it is necessary to increase the tree canopy cover, as many are large open spaces with no tree coverage.

It is also important however to keep open spaces in parks for the purpose of recreational activities (sports, flying kites, etc.).

• The establishment of dog parks (with signs and bags for waste) would allow citizens and their animals to benefit from a relaxation space.

• Green spaces should be optimized to diminish urban heat islands.

• Additional parks or the expansion of existing parks along the river is desirable. A large wooded area (approximately 14 acres) located close to

Lakeshore Drive and St-Lawrence Crescent could be transformed into a park, but this transaction would have to be evaluated properly because

of the high cost of the land.

• Certain existing parks should be redeveloped in order to protect the waterfront (where a number of rocks are present) and to facilitate access

to the water (for example for water sports).

• Recreational and nautical activities associated with the river should be maintained. The use of bays for nautical sports without motors (wind

surfing, kite surfing, etc.) should continue, since these activities attract visitors to Dorval, thereby supporting the economic vitality of the city.

To facilitate these activities, however, there must be more parking near the waterfront parks and amenities to facilitate access to water.

• The recreational use of the shorelines and of Lake Saint- Louis must ensure the protection of the biodiversity by maintaining the natural

characteristics of the banks.

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• It is important to preserve the existing water courses within the territory. The Bouchard Stream should be returned to its natural state, by

removing the canals when possible (such as the one of the Bell Canada property) and allowing its banks to return to its natural state.

• The golf courses must be conserved in their natural state and the activities of the Aeroports de Montréal should not be extended at the

expense of these areas. In addition, better management and maintenance practices should be put forward by officials to limit adverse impacts

of the golf courses on natural areas. Municipal parks are already very clean and adapted to the needs of the population; they should be kept in

their current state.

• The City of Dorval must fight against urban heat islands. The addition of green islands with trees in parking areas is identified as a measure to

be encouraged, as it contributes to the reduction of urban heat islands and the absorption of greenhouse gases.

• The City of Dorval could sell certain plant species to citizens in order to improve the landscaping of private properties. This could mobilize the

community and have an educational value by giving information on the types of plants to be favoured.

• For residential properties, a minimum number of trees per lot could be imposed, for example a number of trees required according to the area

of the property.

• An evaluation of the natural state of the sites to be redeveloped should be carried out prior to approving a project in order to conserve trees.

While there does exist a tree cutting by-law, it seems it is not always applied. It is important to maintain the existing tree canopy and to ensure

that developers respect the existing trees when obtaining their construction permit.

• The city could create or permit the creation of more community gardens, specifically in the southern portion of the city, close to the densest

area and in the heart of certain public spaces such as parks and green spaces.

• Parks are currently underutilized and they could be used as gathering areas (installation of kiosks for coffee and the sale of local products,

toilets, urban furniture, increase citizen services, etc.).

• It is important to preserve parks and green spaces and to increase their number.

CITY OF DORVAL


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THEME 8 – SUSTAINABLE TRANSPORTATION & MOBILITY


• The development of a bike network across the City of Dorval must be supported, as well as the addition of bike racks in public spaces in order

to encourage the popularity of this type of transportation.

• The lack of parking is an important problem in the City of Dorval. Many people complain about the lack of spaces and the long distances that

they have to go to find a space.

• The creation of a shuttle service could permit the movement of elderly people throughout the municipality. These people could benefit from

travel towards commercial poles or to transportation poles such as the train station.

• The airport creates certain nuisances, specifically for the flight corridors that pass above residential neighbourhoods. The City of Dorval should

make the Aéroport de Montréal more aware in order to limit these flights and better define the flight corridors. For example, flying over

residential areas should be limited by cutting over the river instead.

• The bike network within the municipality should be extended towards the industrial area and the employment zones located north of

Highway 20. Currently, it is difficult and not safe to cross or ride along Côte-de-Liesse axis. An agreement with the Aéroports de Montréal could

be carried out to use the residual spaces (ex. acquire a band of land near the bike paths).

• The current trajectory of the Metrobus, which has the principal destination of the Dorval Bus Terminal towards the metro/campus of Saint-

Laurent, should not stop (3 stops) along Côte-de-Liesse. The objective of this service to offer a direct route and a rapid service is not met. The

efficiency needs to be improved and Bus 211 can be used as an example, which provides a service between Dorval and Lionel-Groulx without

any stops in between the two destinations.

• The street parking is difficult in the area located at the intersection of Lakeshore Drive and De la Présentation (ex. it is prohibited to park on

one side of the street and there are specific hours for parking indicated). A better management should be applied.

• The public transportation network should be optimized in general, for example re-evaluating the bus line 460.

• In the perspective of sustainable development, why not adapt the occupancy volume of buses according to the frequency of users on the

specific bus lines? For example, for a bus line that is less popular or less utilized, a bus with a smaller capacity volume could be used. This would

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improve the economy and there would be less pollution and less noise within peaceful residential sectors.

• In order to reduce the noise impacts of Highway 20, the City of Dorval should foresee the installation of noise walls and noise reducing asphalt.

• The City of Dorval must negotiate with the STM so that they use smaller buses, in order to limit noise nuisances. Buses could also be air

conditioned to encourage the use of this service.

• Assessments of air quality near the airport should be performed, since thick and heavy dust tends to accumulate on properties located near the

airport. It would be necessary to increase knowledge of health impacts, to conduct daily monitoring of air quality and to distribute information

to citizens (for example, on a billboard or the City of Dorval website).

• The city could better develop the bike network. It is suggested that the bike movements should be oriented east-west along the official bike

path (Dawson Avenue) rather than along Lakeshore Drive.

• Dorval is at the heart of all the public transit networks, now is the moment to seize the opportunity offered by the Sustainable Master Plan to

position the city as a major intermodal node within the metropolitan network and to express the needs and objectives of Dorval with respect to

public transportation. This position should, in principle, allow Dorval to attract more investments and structured projects to the municipality.

• Provide a better service in public transportation for certain types of clientele, for example the elderly and students within the limits of the

municipality.

• Improve the train service (number, frequency, ease of access).

• If the shuttle project (Aérotrain) happens one day, the service must be shared with the people using public transit in the West Island.

• The commuter parking spaces must be maximized close to the train stations and the STM bus terminal.

CITY OF DORVAL


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THEME 9 – URBAN HEALTH AND SECURITY


• The security of parks should be improved, and this because of the presence of youth and because of the lack of lighting. This creates dark areas

and citizens do not feel safe when they are alone in these areas.

• There is little urban furniture (ex. benches, lighting, drinking fountains, etc.) provided in parks which generally creates a friendly environment

and would ensure an optimal occupation of these areas. The addition of these items would improve the security of these areas at the same

time.

• People with reduced mobility express that it is difficult to access public spaces (parks) and institutional buildings.

• There are a number of concerns with respect to the safety of the Pine Beach tunnel. Few people use this tunnel because of its poor state and it

not being safe. There is also a lack of lighting and surveillance.

• The development of outdoor aerobics equipment would allow elderly people to practice various sports and to do some physical activity

autonomously (inspiration from Japan).

• The installation of multifunctional platforms in parks would permit social activities (dance, weekly kiosks, etc.) and encourage people to spend

time in these spaces during at least 3 months of the year.

• The homes and residences for the elderly are outdated and lack quality (residences for both autonomous and semi-autonomous persons).

Elderly people are leaving the City of Dorval and moving to Lachine because the local residences do not offer all the services they need.

• Dorval Avenue is perceived as a street that is not very safe and not very frequented at night. Its lack of character does not attract citizens to

walk and eat along the street after work hours.

• The proper development of parks (design and appropriate urban furniture) makes them more liveable and alive, and improves, at the same the

time, the security of the premises.

• Accessibility and mobility along Dorval Avenue is difficult for persons with reduced mobility. These people have difficulty moving in the street

as there is not always a sidewalk or space reserved for them.

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• Accessibility to residences for senior citizens is difficult for both people in wheelchairs and people with cars. People in wheelchairs do not have

the equipment required to facilitate their mobility (sidewalk, laneway, etc.) and people with a car cannot park within close proximity to the

residence. There are very few parking spaces available and the geographical location of the residences does not encourage visitors.

• Elderly people want the Sustainable Master Plan to integrate orientations and special provisions that allow them to continue to live in Dorval.

• The City should support the development of numerous other residences for elderly (autonomous) or seniors homes (non-autonomous, with

care).

• The City should encourage more social mix, whether it is in terms of income or in terms of the clientele (example: add daycare centres in the

central areas of the city so as to make the area more dynamic, more pleasant and more alive).

• The City (and the Province through legislation) should reduce the level of taxation for elderly tax payers, as is seems to be the case in other

provinces or western countries.

• The security of pedestrians is not adequate, specifically at intersections. More pedestrian crossings should be provided and efforts made to

ensure drivers respect them.

• In general, priority should be given back to pedestrians throughout all roadways.

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THEME 10 – SUSTAINABLE BUILDING & ENERGY EFFICIENCY


• The installation of small aesthetic wind turbines on the roofs of buildings should be permitted and encouraged. In addition, the City of Dorval

should use these types of devices for buildings so as to lead by example.

• Information tools for sustainable building (equipment, materials, etc.) for construction companies and citizens that want to renovate their

homes could be offered by the municipality in order to educate and influence their practices.

CITY OF DORVAL


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THEME 11 – MANAGEMENT, RECUPERATION, TREATMENT AND REUSE


• The City of Dorval must ensure the maintenance of the new practices for managing waste materials, which is a matter of pride for the citizens.

• The City of Dorval should extend their collection of compostable materials to all multifamily housing.

• Mills or chippers inside homes should be prohibited as they create costs in terms of decontamination and treatment of drinking water.

• The new composting centre should be well integrated in the environment and should have a limited impact on the adjacent neighbourhood.

Moreover, the compost produced should be accessible to citizens for domestic use.

• Commercial uses and industries in Dorval should also make an effort in terms of responsible management of waste (composting and recycling).

The municipality should expand their 3-way collection (garbage, composting and recycling) to all urban activities.

• The cleanliness of public spaces is at times inadequate. People leave food waste and feed the stray animals especially in parks and green spaces

(ex.: cats, squirrels). Education and awareness must be developed and implemented. In addition, specific locations could be identified and

further developed so that people can throw away their waste.

• Citizens cut their lawns and leave the cuttings in the public domain, which contributes to the pollution of the storm water sewers. The City of

Dorval could offer $1.50 for each bag of leaves or green waste gathered, in order to encourage people. This could also contribute to

empowering the youth and could get them involved in the upkeep of their community (creation of jobs).

• Surveillance and raising awareness (education campaign) must be reinforced for citizens that do not pick up the excrements of their dogs and

cats. The maintenance of green and public spaces carried out by the City of Dorval could be improved.

• Cameras could be installed in order to keep public places clean (ex. Graffiti).

• Water meters should be installed for a better management and sustainable use of drinking water.

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• The public utilities (ex. toilets) must be kept within public spaces. Elderly people must be considered as mobility is difficult and they cannot

travel long distances to use these services.

• The quality of the water and the notices for not consuming the water has left some concerns for the citizens. Corrective measures should be

made to ensure that a quality service is provided at all times.

• In the case of the contamination of the water network, similar to what was experienced last summer and caused by the ADM, those

responsible should pay for and offer emergency services to the citizens.

• The City of Dorval should show more flexibility in the implementation of its measures to manage the drinking water. The ban on watering

between 9PM and 7AM should be applied more flexibly to accommodate the schedules of residents.

• In order to avoid other situations of contaminating the aqueduct network by the airport, isolated valves between the public network and the

airport’s network could be installed, which would also prevent sewage spills in the water network by accident.

• An evaluation of the potential impacts of the high chlorine levels in Dorval’s water should be carried out, as sometimes a very strong odour can

be detected which is a concern to citizens.

• The municipality should prohibit residential equipment that leak drinking water (toilets, sinks, etc.) via its regulations. A follow-up program,

including verifications, should be put in place by the municipality (ex.: equipment inspections).

• In order to limit the watering needs of properties, Dorval should finance irrigation systems for residential properties, allowing the storage of

rainwater and the automatic redistribution over the entire site.

• The municipality must diffuse information pertaining to rain gardens (ex.: brochure or seminar) in order to inform the citizens. The

establishment of rain gardens could also be required in the Urban Planning By-Law, but it is necessary to evaluate the feasibility and the

realistic impacts.

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THEME 12 – ECONOMIC VITALITY


• Considering the rarity of industrial properties and the importance of service sectors (aviation, pharmaceuticals, etc.) in proximity, the City of

Dorval could be stricter with the types of industries that they let establish within the municipality, specifically in the Highway 40 industrial park.

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OTHER THEMES


• The City of Dorval must support the reduction of light pollution by imposing more strict standards for properties and for the exterior lighting of

buildings.

• The Master Plan must review the above issue and recommend measures to diminish the intense lighting during the night (which is at times

useless), which completely masks the sky.

• Numerous citizens wish that the Sustainable Master Plan would look at the relocation of the airport and determine possible replacement uses.

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