VICTORIA VILLAGE

URBAN ANALYSIS

Study area

Historical evolution

Analysis of the urban fabric

Existing by-laws

HISTORICAL DEVELOPMENT 1875 - 1910 - 1950 - 2010 plan of 1834

1. Subdivision of farm land, first streets plan of 1879

1. Subdivision of farm land

Hurtubise farmhouse, 1739

Côte-St-Antoine & Victoria

Decaris farmhouse, c1700

Côte St-Antoine and Vendôme

2. Development of a neighbourhood near the train station plan of 1907

2. Development of a neighbourhood near the train station

3. Development of the urban environment plan of 1949

3. Development of the urban environment

Dent Harrison & Sons’ bakery on Prince-Albert, in the 1920s

The Pickwick Arms, 1926

4. Transformation of the urban environment plan of 2011

4. Transformation of the urban environment

Housing on the site of the bakery, 1981

Château Maisonneuve, 1965

ANALYSIS OF THE URBAN FABRIC

1. Streets

2. Building lots

3. Buildings

4. Open spaces

1. Streets

Main street

Sherbrooke - 20m

Main street

Victoria - 18m

Local street - 9m

Closed perspective

Lane - 4m

Two-way bike path

De Maisonneuve

Curb + lane divider

St Catherine

2. Building lots

Ocre : typical lots

Blue : replotting

Green : subdivisions

Rhythm of 7m lots corresponds to pedestrian scale

and to commercial vitality

Typical sequence above vs sequence lost

Sequence applied for vehicles rather than for pedestrians

3. Buildings Building types Building uses

Building types Free-standing house : four exterior walls Semi-detached house : one party-wall and three exterior walls Row-house : two party-walls and two exterior walls Apartment block : Common entrance to all housing units High-rise apartment / office building : Common entrance and various amenities in high-rise

Building types Mixed use : commercial ground floor with housing units or offices above Commercial : commercial activities on all floors Office building : offices on all floors Office high-rise : offices on all floors of a high-rise Train station : CP beginning 1900s

Building uses

Building types vs building uses

Green streetscapes /yards

(trees and grass)

Mineral streetscapes / yards

(concrete and asphalt )

Parking lots

Parks and squares

Open space

Green streetscapes (grass and leafy front yards) Mineral streetscapes (concrete or asphalt pavements)

Open space : streets

Open space : streets

Vehicles vs pedestrian comfort : road width and street furniture (streetlamps, pavement, trees, etc)

Open space : parking areas (back yards & parking lots)

Back of commercial lots on Victoria Supermarket parking lot on Victoria

Back of commercial lots on Sherbrooke Municipal parking lot on St Catherine

Open space : public spaces (squares, parks and play areas)

Public square in front of train station Small park on York & St Catherine

Somerville children’s play area Future public square, Sherbrooke & Prince-Albert

1.  Esso gas station

2.  Metro supermarket

3.  4898, De Maisonneuve

4.  21-25, Somerville

5.  Old train station

6.  York parking area

7.  St Catherine Street

Sites to redevelop

ESSO STATION

Gas station use is forbidden in this area

Commercial corner lot : Sherbrooke and Grosvenor

Close to residential area

FAR 1 - 3 : Max height 4 stories or 45ft (13,7m)

Provisions for site coverage - minimum setbacks

Visibility on two commercial streets : Sherbrooke and Victoria

Very large site in commercial zone, close to residential back yards

FAR 1 - 3 : Max height 4 stories or 45ft (13,7m)

Provisions for site coverage – minimum setbacks

METRO SUPERMARKET

Lot in residential zone with building to renovate or replace

Very close to Vendôme metro station

FAR 1 - 4, 40% site coverage, max height 35ft (10,6 m)

4898, De MAISONNEUVE

Buildings with porte cochère passage leading to a very deep lot , unique in the area

Residential zone next to commercial area of Victoria Street (along with next door restaurant & shop)

FAR 1-4, 40% site coverage, max height 35ft (10,6m)

21 - 25 SOMERVILLE

Mews-like intimate scale of backyard enclosure Neighbouring Visual Arts Center : Centerpiece of the village

but with opaque street frontage on Somerville

21 - 25 SOMERVILLE

OLD TRAIN STATION

Architect W.S. Painter, 1907, heritage building, property of Westmount

Located in front of a public square, at very southern end of Victoria Street

Public parking nearby

HP zone : public square or park and exhibition centre, heritage interpretation center

Commercial + residential lot of the Château Maisonneuve , built to zoning capacity

Parked cars are visible from York Street and beyond

Mineral environment, very little landscaping

YORK STREET PARKING LOT

Residential street designed like a throughway : width, concrete lane divider, oversized lamp posts, few trees

ST CATHERINE STREET

Multiple backyards and a municipal parking lot face the northern side of the street

ST CATHERINE STREET

EXISTING BY-LAWS

1. Planning Programme

2. Zoning by-law (by-law 1303)

3. Site Planning and Architectural Integration Programme (by-law 1305)

Planning Programme (2008) Development policies , such as -  Maintain vitality and village character of

commercial and business areas largely attributable to architectural heritage

-  Conserve the quality of the built environment Urban planning issues, such as -  Limit expansion of commercial zones -  Improve conditions for pedestrian traffic

Land use

Zoning by-law

Shows permitted types of buildings and

uses in specific areas

R = residential

C = commercial

P = park

HP = exhibition center + park - Interruption of commercial areas on Victoria -  Commercial type changes along De

Maisonneuve ( offices ) -  Gas station is not permitted according to

zoning -  Number of restaurants is limited in area -  Commercial floor areas are limited -  Conversion of housing to commercial use is

also limited

Site Planning + Architectural Integration Programme (1995) 4 character areas ( 20, 27, 28, 39 ) Aims to preserve architectural and urban features of

significant buildings and areas Contains criteria and guidelines to ensure quality of

transformations, additions, new buildings Review committee