jdrinboston

For a project that was supposedly going to slow down to allow sales to catch up, this one seems like it is moving at a healthy pace.... at least a floor per week, if not more.  Meanwhile, if you take a look at the Square Philips Webcam and go back a few weeks, it looks like the vertical work on Phase 2 has come almost to a complete halt?

4 hours ago, acpnc said:

Merci pour la réponse. C'est une situation plutôt angoissante, je ne peux qu'espérer une issue favorable pour toux ceux qui ont acheté de bonne foi.

I am not sure where the original poster is getting his info or who he spoke with. But I watch this site daily via the Solstice construction camera and the site is extremely active! They are on the verge of clearing the heritage structure’s height and they had a major concrete pour today. (2/7)

Look at the timelapase on the link below and see for yourselves.

https://www.devisubox.com/dv/dv.php5?pgl=Project/interface&sRef=1HRN59RD6

If you look at the Solstice webcams for today, the crane was in use and equipment and supplies were clearly being moved onto the site. The site certainly had some activity today.  

Just curious....in segments where track and cantenary wire already exist, will those be replaced, or will they just incorporate the existing infrastructure into the system?

Could it be the contractor is using the "Top Down" construction method?

See the linked blog post below (and apologies that it is in English).  Based on what I am seeing in the pictures, it does seem like they are installing/pouring the slurry wall along ther perimeter of the site.  

https://constructionduniya.blogspot.com/2012/02/top-down-construction.html

Guess that answers the question of will work continue without a hotel name....any idea who will take over as the hotel?

 

 

 

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Marriott has recently launched a series of brands under the "Autograph Collection" umbrella. They recently opened a new hotel here in Boston aimed at millennials called "The Envoy." (It sports a beautiful roof deck with a view of Boston's financial district) Perhaps this will be something similar?

http://theenvoyhotel.com/

I was able to visit Montreal this past weekend for my first visit since the early spring and I have to say, the view of the skyline coming over the Champlain Bridge on Friday night was stunning! This and the rest of the new buildings around the Bell Centre really make a tremendous difference!

They are going to start construction at 48 percent in a declining market? Unless they plan to convert some of the floors to rental, this looks like a recipe for trouble.

Well, not for now.

I live in Montréal and I often go in the New England states (especially Vermont and Massachusetts) and I've been looking forward the A35 inauguration for years. But at this point, I don't even expect something in 2014.

In the meantime, the 133 is just terrible, let alone dangerous.

 

You're from Boston? Do you come often to Montreal?

Well, my first visit to the city was in February. (Very cold btw). Visited again for a few days last week and had an amazing time. I'm hoping to make it a 2 or 3 times a year visit, a couple of times during hockey season with a few days in the summer mixed in.

And to think, I thought my drive from Boston would get shaved by 20 minutes by the end of the year.....oh well.

It is indeed a very epic conclusion to what I consider to be a fantastic drive. The transition from the green mountains into the saint-lawrence lowlands is interesing in and of itself - the vast flatlands, dotted by a handful of random hills visible from afar give a kind of martian quality to the ''Montérégie'' area that provides a stark contrast with the almost cartoonish beauty of Vermont. And the ''oceanic'' vibe you get upon entering the Champlain bridge is (i would assume) quite unexpected and awe-inspiring for first-time travellers to the area.

 

 

here's a dashcam video I grabbed a few months ago - depicting that ''epic'' feel.

 

The video is great. At the risk of starting a debate, as much as I love both cities, I don't think Toronto can hold a candle to Montreal's physical beauty. Between the river, Mont Royal, the Laurentians to the north, the Greens to the southeast and the Adirondacks to the south, it is really one of the most beautiful settings for a city in North America. And it looks like the development pipeline in Montreal is picking up so hopefully that will only add to the city.

Maybe its because i've been taking the Champlain bridge for over 30 years and i'm used to it, but I don't like the view of downtown from that Bridge. I've always prefered the view from the Jacques-Cartier Bridge.

 

YOu are absolutely right about the Fort Pitt Tunnel Entrance in Pittsburgh. It is pretty awesome!

Never been on the Cartier Bridge before. Perhaps my perspective is clouded by the fact that my arrival on the bridge completes a long trek through the mountains of New Hampshire and Vermont. Perhaps that adds to the "drama" of arriving.

I think the Champlain Bridge approach may be one of the best, if not the best, entrances to any city in North America. (The Fort Pitt Tunnel entrance into Pittsburgh is pretty dramatic as well)

Since you seem to be genuinely interested in this project, I would be more than happy to direct you to resources that might address your questions. The others seem to be using this forum as a mere vehicle for gossip, entertainment and diversion.

 

Some of your questions regarding the height restrictions are addressed here:

 

http://mtlurb.com/forums/showthread.php/20374-L-Avenue?p=174777#post174777

 

Regarding the height that the developer originally intended, I cannot answer your question with certainty. The picture on the Tour Aimia website and information from the developer suggests a total height of 120 meters. Pictures and models that were shown to me by Kevric as well as the final product suggest a height on par with that of its neighbors. Please note that the heights of the AON and Banque Nationale towers are 28 floors (128 m) above De La Gauchetière + 2 floors (8 m) above Viger. There are two mechanical floors between the third and fourth floors and a roof equivalent to 2 floors.

 

Please note that three floors were added in the spring of 2011. I cannot tell you whether these are intended to replace the penthouse floors or whether the developer is assuming a calculated risk. However, I can confirm that the height limit for this property is 120 meters. Should you contact the developer, he will also confirm it. Furthermore, he will confirm that the current structure under construction exceeds the expected height.

 

http://www.kevric.ca/members/richard-hylands/?lang=en

 

34 floors + a mechanical penthouse were approved, but not more than 120 meters. If he can sell the three floors for $18 million, it may be worth his while to build them irrespective of sanctions from City Hall or, perhaps, they will not even notice. The normal course of action would be to request a modification of the height limit for the lot.

 

In the past, when part or all of a project has not been delivered, the deposits have been refunded to the purchasers. I hope that I have explained clearly.

What you're describing would be considered fraud in the US. Even if you were to return deposits, a developer could never market units he had no legal right to construct. This seems rather extraordinary.

Don't forget that commercial/office floors have much higher ceilings height than residential. Imagine about 12ft for office vs 9ft for condos... pretty much every 3 floors of office is equivalent to 4 for condos. So 26 * 4/3 = pretty much 35!

I realize that office and residential floors differ with height, but if you look at his post, I believe he is speaking of the building in its entirety. The stats that I have seen published for the building is 130 meters or 35 foors. He's implying that limit at this site is actually 120 meters, so the city would be within its right to halt construction before the final 3 floors were constructed. That's what's throwing me off.

Y

 

The developer has confirmed that he does not have permission to exceed the sector limit of 120 meters on any part of the property. This corresponds to the 26th floor of la Tour Banque Nationale as shown in Image 2:

 

http://www.touraimia.com/design-et-architecture/galerie

 

Currently, the structure is four levels higher than the original expectation and might reach the prescribed limit with the completion of the 32nd floor. The city would be well within its mandate to halt construction and issue a fine if the limit is exceeded.]

I'm sorry, but I don't follow? Are you saying that the developer has designed, is constructing, and is marketing units that are on floors that he is prohibited by law from constructing? Does the city not review and approve plans before allowing construction?

What about the people who might purchase units on the 33rd, 34th or 35th floor?

I know I'm new here, but this doesn't make any sense.

The asking price is 10 millions !!!!! The highest amount ever for a condo in Montreal. I wonder what it looks like inside.

I wonder if it has even been built out. If you're going to spend $10 million on a condo, you're probably going to want to pick out your own finishings.

Le penthouse at the Roc Fleuri has never been sold, the project was completed in 2005.

8 years and still not sold. That's insane! Why would a developer hold onto this for so long? And given their history, why would other developers include them in their plans for new buildings i.e. Altoria, TDC. Why not use the space to create 3 to 5 2-bedroom units with slightly bigger terraces and higher ceilings, mark up the price 5 to 10 percent for the view and be done with it?

There condo scene in Montreal is years behind that of other cities. We do not value as much having the penthouse of a high rise when you can get a Mansion for the same price in Westmount, Outremont or on the Mountain. The penthouses at Altoria where over 850$/sqft. So the top floor is pretty much 6-7 million easily. I would not be surprised that if it is requested to get better finishes, the top floor could be about 7.5 million. Again, this amount of money goes really really far in Montreal. You could get a beautiful secluded and enormous house with pool and all in TMR. For instance, the penthouse at Tour des Canadiens is still unsold because even the rich know that paying 1000$/sqft is too much for Montreal at the moment, when the average for the city is about 250$/sqft.

Interesting. The concept of urban high-rise living has become more vogue in the states in recent years and its resulted in some amazing buildings being built/proposed. Hopefully that trend makes its way north. I didn't even realize the penthouse at TDC was still available. How do you see this playing out? Do you think developers will:

1. Subdivide the penthouse space into smaller, more standard units and market them at a slightly higher price per square foot range as a premium for living on the top floor?

2. Build out the penthouses and either , wait out the market or reduce the per square foot price to entice buyers?

3. Save money by not constructing these floors to begin with?

It was slow, but there's apparently 10 standard units left, 5 penthouse left and most of the office space is leased (at least the top 5 floors are leased and most likely more space in the bottom 5 floors). From a source I have, the penthouses might be divided in smaller units as none have sold yet after months on the market.

Interesting regarding the penthouses. Do you know how much they were asking for the penthouses? I had glanced at their Website a few months ago and I thought their asking prices on standard units were fairly reasonable compared to Boston/New York standards. It would certainly be smart to subdivide those units if they have a better chance of selling them. I'm going assume that lopping off the top few floors of the building would not be an option at this point.

Of the condo towers going up right now, this one seems to have the best location given its location to the Metro, Old Montreal, and downtown. Given how close it is to the business sector, I wonder why they had trouble selling the penthouses. I know in New York and Boston, these type of ultra high-end units tend to be the first to go in these projects. Is the "penthouse" market that much smaller in Montreal?

Is there a sense of how sales have done on this project?

You can use this map and then click on the station you're interested in. For each station, there is a Entrances section that includes a Neighbourhood map; on this map you can see the shape of the actual train station and the direct accesses that are closest.

 

http://www.stm.info/en/info/networks/metro

Wow, these are awesome! Very detailed. Thank you all for your help.

I have to agree with franktko! You would think that by having indoor shopping in the central business district that it would hurt all the outdoor stores, but it doesn't. From April to October the sidewalks are full of people. While in the winter months, the indoor shopping malls connected to the RESO are full as well.

I appreciate your perspectives. Regarding connecting the new condo developments to the RESO, I can see the value of not connecting the developments due to security concerns. The reality is people pay a premium for these types of developments because of things like exclusivity and security. Unfortunately, the more entrances you have to the main lobby of the building i.e. street entrance, parking garage entrances, potential RESO entrance - the more chance there is that somebody could slip through an open door or past a doorman. By not connecting the buildings to RESO you at least eliminate one potentially easy way for nefarious characters to slip in undetected. With that said, and knowing how winters in Montreal can be, I can certainly see the value of being able to walk right from my building into work, shopping, restaurant without having to go outside. A tough call if your a promoter.

I do have one self-serving question, if you will permit me. I am going to be visiting Montreal the week of Aug. 6 and am greatly looking forward to it as it will be my first visit in warm weather. Is there a trick from getting from the Metro platforms downtown immediately to the street without having to travel through the RESO or one of the shopping complexes? Is there a certain sign I should look for when exiting? That's been one of my frustrations using the Metro in the past. Sometimes I just like to walk upstairs, right to the sidewalk and I've found that a bit difficult in the past. Thanks!