URBAN PLANNING ADVISORY COMMITTEE – MINUTES – 369th meeting / Monday, June 15, 2026, at 3:08 p.m.

Administrative Bylaw – Partial opening of the Vallées urban expansion area – Bellevue electoral district – Chloé Bourgeois

Questions, answers, and comments were formulated, concerning among other things:

• The site is served by municipal water and sewer services, but not for stormwater management;
• The resolution authorizing the opening of the entire expansion area for a real estate project has expired. Studies demonstrating the presence of landslide zones thwarted the development of this project;
• There are no landslide zones on the site where the school and the retention basin will be located. The City is now the owner of this land;
• It is doubted that the projected school will be open in 2027-2028.

R-CCU-2026-06-15/93

CONSIDERING THAT the Schéma d’aménagement et de développement révisé (SADR) establishes three development priorities within the urbanization perimeter and that the opening for development of the urban expansion area (priority 3) is subject to specific conditions;

CONSIDERING THAT the conditions for opening an urban expansion area for development aim in particular to ensure that urban development takes place in continuity with already urbanized sectors, and that the hosting capacity of the latter is reached to justify the opening of new sectors for development;

CONSIDERING THAT Article 94.5 of the Règlement d’administration numéro 501-2005 requires, for the opening of an expansion area for development, that the conditions set out in the planning documents be met;

CONSIDERING THAT the partial opening of the Vallées expansion area aims to meet existing needs of the 'white zone' (undeveloped land), prior to any new project, namely:

• The construction of a school required by the Centre de services scolaires des Draveurs in order to serve the Moulin school sector;
• The correction of the existing problem related to stormwater management in the sector through the construction of a retention basin.

CONSIDERING THAT the request for partial opening of the expansion area aims at the construction of a retention basin and a school for the Centre de services scolaires des Draveurs;

CONSIDERING THAT the municipal project does not aim for the approval of residential units, therefore it is not required to demonstrate that the priority urbanization sectors (priority 1 and 2) will reach their full capacity for residential development within 10 years, which justifies the opening of new sectors for development (priority 3);

CONSIDERING THAT the proposed project is contiguous to the urbanized fabric and that it will be possible to serve it by extending existing sanitary sewer and water services; the negligible flow generated by the school will not worsen the current situation and will correspond to the compensatory measures carried out by the City;

CONSIDERING THAT the residual capacity of the drinking water and wastewater treatment plants allows the project to be served without required modifications;

CONSIDERING THAT a municipal project does not require an agreement relating to municipal works, and that an estimate of the works for the extension of rue Sainte-Monique has been filed (street and municipal services);

CONSEQUENTLY, this Committee recommends that the council approve the partial opening of the Vallées urban expansion area, as illustrated in the plan prepared by SPAI and revised on February 3, 2026, since the conditions set out in Article 95.4 of the Règlement d’administration numéro 501-2005 are met.

UNANIMOUSLY RECOMMENDED

PPCMOI – Authorize two uses in the 'Health and Social Services Establishments (p2c)' sub-category – 79, rue Lucienne-Bourgeois – Lac-Beauchamp electoral district – Timmy Jutras

Questions, answers, and comments were formulated, concerning among other things:

• Discussions are underway with the owner of 794, boulevard Maloney Est regarding a right-of-way easement to allow for the circulation of emergency vehicles.

R-CCU-2026-06-15/94

CONSIDERING THAT a request for a PPCMOI (Special Project for Construction, Modification or Occupancy of an Immovable) aiming to authorize the community use "6545 – House for people in difficulty (people stay in these establishments for a limited period) (P2c)" and the use "6531 – Reception center or curative establishment (P2c)" has been formulated for the property located at 79, rue Lucienne-Bourgeois;

CONSIDERING THAT this request aims to regularize the activities of a rehabilitation center for intellectual disabilities and autism spectrum disorders, which has been operating without authorization since April 2024;

CONSIDERING THAT the building, constructed in 2021 and initially operated as an intermediate resource, is now used by the Centre intégré de santé et de services sociaux (CISSS) de l’Outaouais as a rehabilitation center (p2c), a use not authorized in zone Ha-04-024;

CONSIDERING THAT the building has a capacity of 84 places, adapted to accommodate the clientele targeted by this type of rehabilitation center;

CONSIDERING THAT the property is located in the residential zoning area Ha-04-024, which does not authorize community uses;

CONSIDERING THAT the City's Fire Safety Department requires that a right-of-way easement be signed with the owner of 794, boulevard Maloney Est;

CONSIDERING THAT the use of a rehabilitation center for intellectual disabilities and autism spectrum disorders is compatible with the surrounding environment and complies with the guidelines of the Urban Plan for residential designation, where community uses are permitted as a complementary function;

CONSIDERING THAT the project respects the applicable evaluation criteria of the Règlement relatif aux projets particuliers de construction, de modification ou d’occupation d’un immeuble numéro 507-2005;

CONSEQUENTLY, this Committee recommends that the council approve, pursuant to the Règlement relatif aux projets particuliers de construction, de modification ou d'occupation d'un immeuble numéro 507-2005, at 79, rue Lucienne-Bourgeois, the authorization of the community use "6545 – House for people in difficulty (people stay in these establishments for a limited period) (P2c)" and the use "6531 – Reception center or curative establishment (P2c)", and this, conditionally upon the signing of a right-of-way easement for the two accesses located on the property of 794, boulevard Maloney Est, as indicated on the document entitled:

• Plan de Localisation – Par le Hubert Carpentier, arpenteur géomètre – 20 septembre 2021– Annoté par le SUDD – 79, rue Lucienne-Bourgeois.

UNANIMOUSLY RECOMMENDED

PIIA – Regularize window replacement on the front, east side, and rear facades – 57, rue du Couvent – Aylmer electoral district – Vincent Roy

Questions, answers, and comments were formulated, concerning among other things:

• The Urban Planning Advisory Committee issues the same recommendation as the local heritage council, which is not to recommend this regularization request.

R-CCU-2026-06-15/95

CONSIDERING THAT a request aiming to regularize the replacement of windows of a community building has been formulated for the property located at 57, rue du Couvent;

CONSIDERING THAT the targeted windows were replaced around 2009 and in 2024, without prior authorization from the municipal council;

CONSIDERING THAT the windows replaced around 2009 were installed by the former owner of the building and that they include twenty-six (26) windows on the rear facade, six (6) windows on the east side facade, as well as six (6) windows on the west side facade;

CONSIDERING THAT the windows replaced in 2024 include all the windows of the main facade, eight (8) windows of the east side facade, as well as two (2) windows of the rear facade;

CONSIDERING THAT the main building, known as the "Ancien couvent Notre-Dame-de-la-Merci", has been cited as a heritage building by the former City of Aylmer since 1997 and is registered in the inventory of traditional heritage of the City of Gatineau created in 2025;

CONSIDERING THAT the work carried out is subject to Règlement numéro 2110-97 relating to buildings with a heritage character in the Aylmer sector, as well as to the PIIA (Site Planning and Architectural Integration Program) for heritage buildings of Règlement numéro 505-2005 relating to site planning and architectural integration programs, and that they require the approval of the municipal council;

CONSIDERING THAT the windows installed around 2009 and in 2024 do not respect the historical character of the building and are not inspired by its original architecture nor by the traditional architecture of the sector;

CONSIDERING THAT the Urban Planning and Sustainable Development Department asked the applicant to correct the situation in order to improve the architectural integration of the installed windows, but the applicant did not demonstrate having made significant efforts to implement the recommended corrective measures;

CONSIDERING THAT the project partially respects the applicable objectives and criteria of the PIIA for heritage buildings of Règlement numéro 505-2005 relating to site planning and architectural integration programs;

CONSIDERING THAT the Urban Planning and Sustainable Development Department does not recommend the regularization of the window replacement work on the building without the realization of the necessary corrections, since the windows as installed do not rest on any historical foundation allowing the heritage character of the building to be highlighted;

CONSIDERING THAT the project complies with the applicable regulatory provisions of Règlement de zonage numéro 532-2020;

CONSEQUENTLY, this Committee recommends that the council not approve, pursuant to the Règlement relatif aux plans d'implantation et d'intégration architecturale numéro 505-2005, a project aiming to regularize the replacement of the windows of the community building, located at 57, rue du Couvent, as illustrated in the project analysis in the documents entitled:

• Identification et type de fenêtres installées vers 2009 – Par SUDD – photos prises le 7 janvier 2025 – 57, rue du Couvent;
• Identification et type de fenêtres installées en 2024 – Par SUDD – photos prises le 7 janvier 2025 – 57, rue du Couvent.

NOT RECOMMENDED UNANIMOUSLY

Minor variances – Regularize a triplex dwelling – 162, boulevard Moussette – Parc-de-la-Montagne-Saint-Raymond electoral district – Isabelle Cousineau

Questions, answers, and comments were formulated, concerning among other things:

• The second and third units were set up by the former owner;
• The current owner chose to regularize the situation through a minor variance request, and not a PPCMOI, since the procedure is simpler and less expensive;
• Even if it was not written in the vendor's declaration that the two units are not compliant, notably regarding the windows and the wall between the two units, the buyer still has an obligation of due diligence;
• The Zoning Bylaw authorizes triplex dwellings in this zone;
• The applicant undertakes to make the units compliant with the current Building Code;
• The three units have been on the assessment roll since 2001. The current owner took for granted that the City was aware of the situation;
• It is specified that the Assessment Department evaluates what is on the premises, but does not evaluate compliance;
• If the applicant had chosen the PPCMOI procedure, the Urban Planning and Sustainable Development Department (SUDD) would have recommended the request favorably;
• The debate therefore seems more about the form of the request than the substance;
• It is estimated that the SUDD is severe when it states that the applicant is not in good faith.

R-CCU-2026-06-15/97

CONSIDERING THAT a request aiming to allow the regularization of a triplex dwelling has been formulated for the property located at 162, boulevard Moussette;

CONSIDERING THAT the owner and applicant of this request acquired the property in 2011 and that, according to the file history, the second and third units were already existing at the time of this purchase, these having been added to the assessment roll in 2001;

CONSIDERING THAT the property is located in the residential zoning area Ha-09-018 and that this zone authorizes triplex dwellings;

CONSIDERING THAT the applicant is collaborating with the Urban Planning and Sustainable Development Department (SUDD) in order to regularize the situation, notably by agreeing to replace the parking space partially located in the municipal right-of-way with a landscaped space;

CONSIDERING THAT this Committee believes that the applicant seems to have acted in good faith in the context of this request, since the two existing units located in the basement which have never been the subject of a building permit were set up by the former owner;

CONSIDERING THAT this Committee believes that serious prejudice could be caused by the regulation in the context of this request, even if it is up to the owner to verify the regulatory compliance of a building before its acquisition, since the second and third units were added to the assessment roll 25 years ago;

CONSEQUENTLY, this Committee recommends that the council grant minor variances to Règlement de zonage numéro 532-2020, for a project at 162, boulevard Moussette, in order to:

• Allow the layout of parking spaces one behind the other;
• Reduce the minimum width of the green strip required around a parking space from 1 m to 0.8 m;
• Reduce the minimum number of parking spaces from 4 to 2.

As illustrated in the project analysis in the plans entitled:

• Plan d’implantation et identification des dérogations mineures – A4 Architecture – Modifié par le SUDD et accepté par la requérante le 15 mai 2026 – 162, boulevard Moussette.

UNANIMOUSLY RECOMMENDED