Stu

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About Stu

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    Instructeur à Concordia. Deux ans à Montréal.
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    Saint-Constant, QC
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    Kayak, photographie
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  1. Josh Freed: Will all this development cannibalize Montreal's soul? Our new success is wonderful but worrisome, exciting but unpredictable. Are city hall or Quebec City ready for it? JOSH FREED, SPECIAL TO MONTREAL GAZETTE Updated: August 31, 2019 https://montrealgazette.com/opinion/columnists/josh-freed-will-all-this-development-cannibalize-montreals-soul Is Montreal getting too successful for its own good? For many years we were the City Development Forgot, a referendum-traumatized town with a battered economy, that compensated by … partying! Office towers were half-empty, but cafés were full. Downtown was littered with vacant lots, so festivals took over. Construction cranes were as rare as whooping cranes, so housing was cheap. Too many people didn’t have work, but every day felt like TGIF. We were known as a “beautiful loser”: Slackertown, North America. Yet today everywhere you look the cranes are flying — building new office towers, condos, shopping centres, bridges, train lines and more, in an orgy of construction. There are routine 2019 headlines like “Montreal poised to overtake Vancouver as Canada’s second-largest housing market.” Our downtown skyline is filling in quickly after decades of being a freeze-frame. Slackertown is becoming boomtown. It’s terrific to see, but it poses real challenges, too. For starters, Montreal’s festival fervour was born in a town with loads of space and time for festivities. While other cities talked real estate, we talked festival dates. But as cranes invade Montreal, can our party town thrive? Downtown’s empty spaces have largely vanished, but success is crowding out our festivals. The jazz fest used to occupy a million square feet. Festival bosses said this year it’s now it’s half that. The new NFB building with its slash of red is gorgeous, but it’s helped displace the wonderful old Latin music stage on Bleury St. and de Maisonneuve Blvd. The huge stage on Ste-Catherine and Jeanne-Mance Sts. is gone, too. Meanwhile, at this year’s comedy fest, the fabulous international food court was squeezed out of its Clark St. and Ste-Catherine St. home by a new city hall development. Festival bosses warn so much success is harming, not helping them. The booming condos and restaurants around the Quartier des Spectacles have reduced their food sales and operating funds. Thank God we froze the Quartier itself or the whole area would be a Disney-themed megamall. The good news is the Jazz Festival spread its wings to Verdun this summer, closing part of Wellington St. for a big stage and funky food court. It was a hoot, a cross between jazz fest and a neighbourhood jamboree. Is this the festival’s future, with concerts spread out from a downtown blues stage — Paris crooners in the Plateau and world beat in Park-Ex — while comedy fest shows happen at busy traffic intersections? You see the same double-edged success in housing, where condo fever is sizzling. Rising values are great for home-owners, but tough on first-time buyers — also renters seeking cheap flats. Foreign buyers priced out of Toronto and Vancouver are flooding here, as real estate signs containing Chinese pop up in Westmount. Meanwhile, Décarie Blvd near Jean-Talon St. looks like the Wild West, with new condos sprouting everywhere — and various shopping plazas being discussed. Who will fill all these new developments? It won’t be all the desperately-needed new immigrants and employees Premier François Legault isn’t letting in. There’s a “help wanted” sign on every second Montreal restaurant. Don’t forget the looming Royalmount mega-project that could become the Mall That Ate Montreal. Where will all the added traffic go? It’s already exploding as more employed people can afford more cars — and armies of Foodora and Amazon delivery cars roam our coned streets. The provincial government seems keen on building more highways, which will lead to more condos, which lead to more highways and sprawl. Help! Stop the car! I want to get off. What we really need is more mass transit to serve this boom: more métros, light rail, monorails — maybe even people-carrying drones — or in 10 years we’ll be nostalgic for today’s construction traffic. We need more affordable housing to keep our wonderfully mixed downtown. But when will we build it all? The REM’s electric trains will help, whenever they’re actually completed and Quebec is “studying” two possible tramways, but we needed that forgotten Pink Line yesterday. Tourism is also having a near-record year, Tourism Montreal says. Downtown is so packed with visitors, they’re crowding out locals. Will we become the next Venice, as our widened sidewalks crumble under mass numbers of feet? Our new success is wonderful but worrisome, exciting but unpredictable. Are city hall or Quebec City ready for it? It’s great to see more Montrealers working and wages rising, but everyone has three jobs in the gig economy and less free time. We’re spending more hours online and fewer filling our streets. What do we want, Montrealers: Success or fun? Affluence or affordability? Humongous or human? Other cities were mauled by development while we were frozen in time. Now that we’re unfrozen, will we become a city like the others? Or can we overcome our success and somehow transform our beautiful loser into a beautiful winner?
  2. Je n'aime pas l'énorme stationnement extérieur dans l'image. Non merci.
  3. Je pense que la croissance à Brossard sera explosive dans les années à venir.
  4. danny12345: "The terminal station itself can barely be seen on the camera. It is in the top right corner where the viaduc ends. Station will be at ground level." That's right. And here it is....
  5. Une vulgaire passerelle peut aussi être intéressante. Regardez ce qu'ils ont fait à Séoul.
  6. Transit fuels building surge outside of downtown core ADAM BISBY SPECIAL TO THE GLOBE AND MAIL UPDATED JULY 15, 2019 The impending Réseau Express Métropolitain is stimulating development around stations across Greater Montreal. CAISSE DE DÉPÔT ET PLACEMENT DU QUÉBEC/HANDOUT From the window-lined third floor of Solar Uniquarter’s first completed office tower, it looks as though anyone living, working, dining or shopping in the $1.3-billion development will have to sprint across four lanes of highway traffic to reach the Du Quartier light-rail transit station. Thank goodness for finishing touches. Soon after the 2017 announcement of Greater Montreal’s Réseau Express Métropolitain (REM) rapid-transit system, Solar Uniquartier’s developer, Devimco Immobilier, modified its plans to include a direct pedestrian link to the nearby station. The pedestrian link is scheduled to open in 2021. By that time, Solar Uniquartier will be home to 2,600 housing units and 1.2-million-square-feet of commercial and office space. The addition of a pedestrian bridge wasn’t the only change prompted by REM’s green-light to build another 67-kilometre of light-rail transit – making it the world’s fourth-longest automated transportation system. TRANSIT FUELS DEVELOPMENT OUTSIDE OF A CITY’S URBAN CORE “When we bought the land in 2013, we didn’t have a firm answer about REM,” says Marco Fontaine, Devimco’s vice-president of residential building development. “We took a risk, and as soon as the line was confirmed, the tempo and scale of everything changed because demand took off.” The spike in demand was especially pronounced among commercial buyers and tenants, says Mathieu Bordeleau, Devimco’s vice-president of development and operations. “KPMG has already leased about 11,000-square feet for a satellite office. This kind of tenant wants to be in a well-connected environment that's fun and exciting, like downtown Montreal, but also doesn’t need all its employees to commute downtown. It’s about employee retention, and for some companies, it’s also about paying lower rents.” Recent transit-oriented developments, such as Montreal's REM, aim to bring the dual benefits of consistent use and economic development outside of city centres. CAISSE DE DÉPÔT ET PLACEMENT DU QUÉBEC/HANDOUT Those are two of many interconnected factors fuelling a commercial development boom around impending transit infrastructure such as the $6.3-billion REM, the Greater Toronto Area’s $1.4-billion Hurontario LRT, and the recent extension of weekday GO Train service into the Niagara region. Rather than shuttling commuters between bedroom communities and downtown offices, the latest transit-oriented developments, or TODs, are focusing on the dual benefits of consistent transit use and economic development outside major city centres. TODs have been important aspects of Canadian urban planning for decades, with developments along Toronto’s Yonge subway line and around Vancouver’s False Creek being two prominent examples. But because TODs have rarely extended into the suburbs, and have tended to be mostly residential, they have done little to change the unidirectional commuter transit flows of North America’s major metropolitan areas. PLANNERS ARE ADAPTING TO TRANSIT DEMAND “Transit planners are realizing that the old ways don't work,” says Ahmed El-Geneidy, a professor at McGill University’s School of Urban Planning. “If we want to spend billions of dollars on light-rail infrastructure, we need to have people going in both directions throughout the day. And the only way to do that is to have businesses, office space and employment opportunities not just in city centres, but in and around stations all along transit lines.” Many European planners have successfully developed suburban transit hubs that are attractive places to both live and work, El-Geneidy says, pointing to high-tech meeting spaces dubbed “Seats2meet” that are available to rent in Dutch stations. “Office space located in or near these nodes attracts many different kinds of businesses, from branch offices to startups to the shared workspaces that are popular with the younger generation.” The impending Hurontario LRT is helping Mississauga work toward the goals of its Downtown21 Master Plan, spurring development around the Square One Shopping Centre. While Canada “has not pushed commercial TOD enough,” according to El-Geneidy, progress is being made where major transit expansions are now under way. Mississauga’s Downtown21 Master Plan, for instance, aims to boost office space from 3.6-million square feet to 17-million square feet over the next eight to 10 years in the area around the gigantic Square One Shopping Centre. One of the new developments in the thick of the planning overhaul, Camrost Felcorp’s three-acre Exchange District, is proposing to combine more than 2,000 condo units with approximately 100,000-square feet of retail and office space, all of which will be seamlessly connected to the Hurontario LRT. This 2022 transit connection will do more than whisk commuters to downtown Toronto, explains Joseph Felman, Camrost’s director of development. “The presence of the LRT and other forms of public transit means we don’t need as much parking. This allows us to bury the parking underground and create a pedestrian realm at ground level, with commercial, retail and office space in a podium, and residential on top.” Mixed-use development around transit corridors helps create bidirectional travel throughtout the day, instead of merely unidirectional commuter usage. Leasing or buying office space in the Exchange District will “certainly be at a discount compared to downtown Toronto,” he adds. “I think it's the best investment in the GTA right now because of the future potential and upside transit will bring.” The mixed-use project isn’t necessarily designed to allow residents to live and work in the same venue, Felman says. Rather, “it's about putting people on the ground at all times of the day, instead of always leaving in the morning and coming home in the evening. Our goal is to have a constant flow.” PARTNERSHIPS EMERGE AS PLANNERS AND DEVELOPERS FOLLOW TRANSIT Sound familiar? With developers and transit planners sharing this goal, innovative partnerships are taking shape. To fund the REM’s construction, for instance, the Caisse de dépôt et placement du Québec is phasing in a royalty fee of $10 per square foot for all new building permits granted within one kilometre of stations. In effect, this means Devimco Immoblier is paying more than $30-million for Solar Uniquartier’s nearby REM station. Then there’s the new GO Train station in Grimsby, Ont., which is partly funded by real-estate developers with assets in the area. Slated to open in 2021, as GO Transit’s new Niagara service expands, the station’s official announcement caused an “immediate surge” in developer and investor interest, says Rino Mostacci, the Niagara Region’s commissioner of planning and development services. New projects around the station include the Casablanca Corporate Centre, a five-storey building with 60,000 square feet of office space being developed by Homes By DeSantis and Rosart Properties. GO Transit’s new Niagara train service has brought a surge of developer and investor interest to the region. This and other projects “would not have happened without the GO announcement,” Mostacci adds. “From an investor perspective, the risk becomes much lower once a commitment has been made to reliable transit.” This commitment also benefits Grimsby’s economy. “We weren’t just looking at getting people into Toronto,” says Diana Morreale, the Niagara Region’s director of development approvals. “These Transit stations benefit local employers because they’re a good way to get employees into Niagara. They locate their business here, they bring their employees here, and they contribute to our local economy.”
  7. mtlrdp: "I wouldn't be surprised if the bureau en gros building is still there 5 years from now" With all the new offices going up right beside them, they finally have a great business reason to stay put. Let's keep our fingers crossed that they move into one of the new towers that go up in the next years.
  8. Vivacite - St-Constant
  9. Je sais que ce forum est principalement destiné à Montréal, mais je voulais partager quelques photos de la banlieue. Nouveaux bâtiments publics à Saint-Constant. Nouveau centre aquatique regional Nouveau centre municipal - Saint-Constant (Gare Ste-Catherine) Nouveau parc - TOD Gare Saint-Catherine (Saint-Constant)
  10. l'amphithéâtre au parc André-J.-Côté - inauguration en 2018
  11. Nouveau parc nature à Candiac maintenant ouvert.
  12. Les fondations de la phase 1 KAÏA Maisons de ville apparaissant maintenant.