Remembrance Park

<BODY BGCOLOR="#3377AA" TEXT="#FFDD88"> <DIV STYLE="font-family: sans-serif; font-size: 16pt; font-weight: bold"> <DIV STYLE="font-family: sans-serif; font-size: 16pt; font-weight: bold"> <TABLE WIDTH="100%" BORDER="0" STYLE="color: #FFDD88; font-size: small"> <TR> <TD BGCOLOR="#FFDD88" WIDTH="200" ALIGN="CENTER"><A HREF="ProjectBody0e.htm" STYLE="font-family: sans-serif; text-decoration: none; color: #3377AA">Overview</A></TD> <TD WIDTH="200" BGCOLOR="#FFDD88" ALIGN="CENTER"><A HREF="ProjectBody1e.htm" STYLE="font-family: sans-serif; text-decoration: none; color: #3377AA">Woodlands</A></TD> <TD WIDTH="200" BGCOLOR="#FFDD88" ALIGN="CENTER"><A HREF="ProjectBody2e.htm" STYLE="font-family: sans-serif; text-decoration: none; color: #3377AA">Golf course</A></TD> <TD WIDTH="200" BGCOLOR="#FFDD88" ALIGN="CENTER"><A HREF="ProjectBody3e.htm" STYLE="font-family: sans-serif; text-decoration: none; color: #3377AA">Waterfront Park</A></TD> <TD WIDTH="300" BGCOLOR="#FFDD88" ALIGN="CENTER"><A HREF="ProjectBody4e.htm" STYLE="font-family: sans-serif; text-decoration: none; color: #3377AA">Seniors' Housing</A></TD> </TR> </TABLE> </DIV> </DIV> <DIV STYLE="font-family: sans-serif; color: #FFDD88"> <DIV> <P STYLE="font-weight: normal"> The project covers four areas, each deeply rooted in the values and culture that is unique to the community of Senneville and Ste-Anne and preserves the heritage of the site.</P> <UL STYLE="font-family: sans-serif; font-size: 12pt; color: #FFCC33; font-style: normal; font-weight: normal"> <LI><A HREF="ProjectBody1.htm" STYLE="text-decoration: none; color: #FFDD88; font-weight: bolder">Preservation of the Woodlands</A></LI> <LI><A HREF="ProjectBody2.htm" STYLE="text-decoration: none; color: #FFDD88; font-weight: bolder">Preservation of the Veterans' Golf course</A></LI> <LI><A HREF="ProjectBody3.htm" STYLE="text-decoration: none; color: #FFDD88; font-weight: bolder">Access to the Waterfront Park </A></LI> <LI><A HREF="ProjectBody4.htm" STYLE="text-decoration: none; color: #FFDD88; font-weight: bolder">Seniors' Housing Project</A></LI> </UL> </DIV> <TABLE WIDTH="100%" BORDER="0" STYLE="color: #FFDD88"> <TR> <TD> <P STYLE="font-size: 10pt; font-weight: normal; font-family: sans-serif">(Click on the various zones on the map to access the details of each part of the project.)</P></TD> </TR> <TR> <TD> <P STYLE="font-size: 10pt; font-weight: normal; font-family: sans-serif; color: #FFCC33"><IMG SRC="CarteSiteEn.jpg" ALT="Remembrance Park Site Map" ALIGN="LEFT" WIDTH="575" HEIGHT="694" BORDER="0" USEMAP="#map1"> <MAP NAME="map1">  <AREA SHAPE="POLY" COORDS="300,105,292,116,524,266,534,254,300,105" HREF="ProjectBody1e.htm" ALT="Woodlands">  <AREA SHAPE="POLY" COORDS="532,583,505,569,510,529,494,500,476,462,474,417,492,384,523,388,551,406,529,589,530,588" HREF="ProjectBody1e.htm" ALT="Woodlands">  <AREA SHAPE="POLY" COORDS="360,538,368,558,415,583,433,587,440,577,438,542,410,511,402,529,388,540,360,537,366,553,370,558,360,538" HREF="ProjectBody1e.htm" ALT="Woodlands">  <AREA SHAPE="POLY" COORDS="276,417,313,439,305,505,281,497,275,440,277,442,274,439,276,417" HREF="ProjectBody1e.htm" ALT="Woodlands">  <AREA SHAPE="POLY" COORDS="76,178,90,184,151,138,199,183,186,247,210,265,228,311,260,344,276,365,293,381,272,434,283,493,308,504,319,445,432,259,274,156,293,123,526,271,537,257,566,276,550,403,524,381,490,381,471,411,471,465,508,526,513,711,450,678,444,545,411,511,404,534,392,542,358,527,364,560,444,596,442,641,18,382,50,327,5,300,75,191,80,191,76,178" HREF="ProjectBody2e.htm" ALT="Veterans's Golf course">  <AREA SHAPE="POLY" COORDS="174,28,81,95,41,156,88,181,151,137,201,188,189,239,214,257,230,304,259,333,277,362,298,377,275,414,319,442,428,261,269,159,297,107,170,31,171,32,174,28" HREF="ProjectBody4e.htm" ALT="Seniors' Housing Project">  <AREA SHAPE="POLY" COORDS="84,30,137,10,164,26,82,84,84,27,84,30" HREF="ProjectBody3e.htm" ALT="Waterfront Park"> </MAP> </P> <P><I>The buildings shown on this map are the existing pavilions of Senneville Lodge.</I></P></TD> </TR> </TABLE> <H4 STYLE="color: #FFDD88">The Project</H4> <P STYLE="font-size: 12pt; font-weight: normal">The project includes :</P> <H5 STYLE="color: #FFDD88">Residential facilities</H5> <UL> <LI> 60 units of semi-detached and twinned demi-detached houses</LI> <LI> Clientele: autonomous, retired and semi-retired homeowners over 50 years old</LI> <LI> Fully accessible units</LI> <LI> Services provided: site management, security, landscaping and lawn cutting, snow removal</LI> <LI> Size: range to be determined</LI> <LI> Price Range: from $150,000 to $250,000 per unit</LI> <LI> Tenure: individual ownership of units</LI> </UL> <H5 STYLE="color: #FFDD88">Community Center</H5> <UL> <LI> Clientele: access to all residents of residential community</LI> <LI> Fully accessible</LI> <LI> Services provided: community management office, fitness equipment, meeting rooms, audio-visual equipment, etc...</LI> <LI> Tenure: owned and operated by community</LI> <LI> Land: owned by community</LI> </UL> <H4 STYLE="color: #FFDD88"> The Site</H4> <P>The land zoned for institutional use encompasses 17.3 acres of the entire 60,7 acre Veterans' Land. Currently within this zone are located:</P> <UL> <LI> A waterfront segment formerly open as a park to the veterans;</LI> <LI> Approximately thirty mature trees;</LI> <LI> Parts of the golf course (holes 3,7 and 8 are partially located in the institutional zone);</LI> <LI> Exterior parking lots currently used by the golf course;</LI> <LI> Twelve buildings which formerly constituted the Veterans' Lodge, most of which are abandoned (one is used by the golf course as a club house);</LI> <LI> A maintenance garage for the golf course;</LI> <LI> Access roads to all the buildings;</LI> <LI> Underground infrastructure including water, sewer and hydro; and</LI> <LI> An access road to the new water filtration plant.</LI> </UL> <P>The zone presents a number of attributes making it suitable and attractive for the development of an affordable seniors' housing community:</P> <UL> <LI> The site is a park-like setting surrounded by an existing golf course catering to the veterans' community.</LI> <LI> There is direct access to the waterfront and much of the site has views to the water.</LI> <LI> Many mature trees that can and must be preserved.</LI> <LI> A substantial underground infrastructure (sewer, water, hydro) which can be maintained or upgraded to serve the seniors' community. This does not exist in much of the rest of Senneville and as a result the lot sizes can be smaller.</LI> <LI> Walking and cross-country ski trails in the McGill woods are easily accessible from the site.</LI> <LI> Senneville's main municipal park is located on the perimeter of the site and offers an outdoor swimming pool, tennis courts and a playground for residents and their visitors.</LI> </UL> <H4 STYLE="color: #FFDD88">The Site Development proposal</H4> <TABLE WIDTH="100%" BORDER="0"> <TR> <TD VALIGN="TOP"> <P>This <A HREF="SiteHabitation.jpg" TARGET="_BLANK" STYLE="text-decoration: none; color: #FFDD88">plan (click here)</A> was developed in response to a number of criteria established by ACSSA, including:</P> <UL> <LI> Create a park on the waterfront portion of the property which would include a monument dedicated to veterans, benches, and appropriate landscaping.</LI> <LI> Protect all mature trees on the site. The proposed plan protects all the trees on the site; the buildings are sited within the openings left by these trees.</LI> <LI> Respect the encroachment of the existing golf course into the institutional zone. The three holes, currently partially located within the institutional zone, would not be modified and consequently, no development is proposed on the land they currently occupy.</LI> <LI> Relocate the access road for Senneville's filtration plant. A new access road for the filtration plant is proposed connecting the plant directly to Pacific Avenue so as to avoid traffic through the residential community. This modification is not visible on the site plan attached but is an integral part of the current proposal.</LI> <LI> Relocate the main access to the site so as to permit the prime land currently occupied by a parking lot, to be used for housing. It is proposed to relocate the entry to the site to the north reactivating a previous access to the site. Exterior parking for the golf course is located to the north of this new entry along the property line and would be screened from view by planting trees.</LI> </UL> </TD> <TD VALIGN="TOP" WIDTH="382" ALIGN="RIGHT"> <DIV><IMG SRC="SiteHabitation.jpg" ALT="Proposed Site Plan" ALIGN="RIGHT" WIDTH="382" HEIGHT="545" BORDER="0"> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P> </P> <P ALIGN="RIGHT"><I>The buildings described on this plan represent the proposed Seniors' Housing Project.</I></P> <P> </P></DIV></TD> </TR> <TR> <TD COLSPAN="2"> <UL> <LI> Provide a new Club House for the golf course. A new club house is foreseen adjacent to the new parking lot. The Club House would provide a small lounge, snack bar and washroom facilities for the golfers as well as administration space for the management of the golf course.</LI> <LI> Upgrade the maintenance garage for the golf course so as to ensure its architectural integration with the rest of the development. The garage is maintained in the present proposal with the intention to modify it so as to integrate it architecturally into the community.</LI> <LI> Maintain the perimeter access road. The road network is designed as "lanes": narrow with no shoulders and numerous curves making speeding impossible and promoting walking. The existing perimeter road, which corresponds to this description, is maintained and extended as necessary in order to service the new development proposed. Negotiations with the municipality may be required to ensure that this approach is accepted and that safety issues are resolved. Other current projects of this type have been able to take this pedestrian, informal, park-like approach.</LI> <LI> Develop a community that has a park-like, relaxed atmosphere with abundant green spaces and is pedestrian-oriented. In addition to the preservation of the mature trees and the extension of the existing informal road network, it is proposed that the housing be essentially in three groupings, each backing onto a large green space to the rear of the housing units. This common green space, traversed by pathways, allows residents to circulate without using the road network.</LI> <LI> Develop small groupings of units with a preference for semi-detached units. It is proposed to develop 60 housing units, mostly semi-detached, but with some 4 unit structures. The choice of semi-detached units is favoured because they correspond in footprint and in volume to the architectural scale of the surrounding community.</LI> <LI> Provide a community centre for the primary use of residents of the seniors' community. A community centre is proposed at the east end of the site facing the golf course. Approximately two to three hundred square meters in area, it would include a meeting hall, activity rooms, exercise room, library and a kitchen.</LI> <LI> Respect current zoning bylaws for the site as much as possible. It is proposed to meet zoning bylaws concerning use (senior housing and golf being permitted in the institutional zone, FAR (floor area ratio), building height, lateral and rear setbacks and building materials. Changes would be required to permit semi-detached and attached cluster housing and to enable a front setback of six metres versus the twelve required. This latter modification is essential to create the pedestrian-oriented, informal atmosphere sought after.</LI> </UL></TD> </TR> </TABLE></DIV></BODY>