LexD

I went to the presentation, its going to be a 10 storey condo building with 224 units. it looks like a nice addition to the area, but the city of Pointe Claire really needs to create walking accessibility to the REM for the all the new residents in this sector.

see link http://www.ville.kirkland.qc.ca/charlesefrosst no design plans yet but they are working with the city and a handful of citizens. considering the NIMBYS in that area , whatever they come up with will probably be sub-par.

I'm aware of the proposed development on the patch of woods to the west of the mall. I just think for the mall they could have added a highrise on top of the simmons , many malls are being converted this way in other cities (see brentwood mall in Burnaby BC) I also think they should extend the mall closer to REM station (see metro town , again in burnaby)

The city of Kirkland also has a PPU for the Merck Frost (Brocolini) site right next to CF development. Its on their website. Those 2 plots of the land combined can make a true downtown for the West Isalnd if developped properly.

Wow nice!

Un tramway qui relie Cavendish sud/nord et qui connecte au REM a bois-francs serait génial. Ça enlèverait de l'achalandage a ligne orange qui pourrait ensuite se permettre faire la loop a Laval puisqu'il aura de la place de libérée. De plus , dans le sud ça pourrait combler le manque de transport commun dans les quartiers de NDG et Cote Saint-Luc

je pense qu'on parle plutôt des centre d'achat avoisinants (place vertu / rockland) quand on discute le sujet de compétition. pour ce qui est de la QDS et du centre-ville en général, il est peut-être simpliste de ne pas prendre en considération l'explosion de la population résidentiel dans l'arrondissement Ville-Marie. On parle d 'un ajout de 15000 habitants en 15 ans et ce chiffre va continuer a croître. La vitalité du centre-ville est protéger par cet accroissement de la population. Tout comme la popluation du centre ville de Toronto , le soutient contre son midtown (North york) ou comme la population du centre ville de Vancouver le soutient contre Metrotown a Burnaby.

Si ce centre d'achat se situait dans un quartier central, qu'il avait un volet résidentiel de plusieurs milliers de logement (de type multi-logement),qu'il avait un volet commercial de plusieurs milliers d'emplois et qu'il était a proximité de 2 station de métro. Est-ce qu'on pourrait toujours le considérer anti-développement durable?

Hey francois yes i did read part 1 but decided not to reply because it would be to lenghtly and was straying too far off topic. I will answer to 2 of your responses that i Believe you to be incorrect (the rest i find common ground) while you are correct that Saint jerome , Lachute , and Jolliette are not part of the CMM, you are incorrect in stating that Barrie , Peterborough and Hamilton are part of the GTA. They are not. And if you google the distance, demographics and economies of these Ontario cities, you will see that they are far more comparable to the QC cities I mentionned. The other reply I strongly disagree with is your assumption that Vancouver started densifying its neighborohoods with the Eco Density plan of 2006. I lived in Vancouver from 2000 to 2008 and i can guarantee you that they have been building highrises all over the place long before I got there. First time i visited was in 1998 and Metrotown centre , Lougheed town centre, Richmond city centre, Downtown new Winstminster, even Coquiltlam City Centre were all in full bloom and even back then they would made TODAY's Laval DT look like a low Density exurb. Where the PMAD is a plan to kick start a form of urban development. The Eco Density plan was more a plan to regulate and make official what had already been taking place for years. Here is an excerpt from the Eco-Density Plan wikepedia page : Since the early 1990s, an urban sustainability approach has significantly shaped the way Vancouver has responded to its growing problem, thus it has become a globally recognized eco-city Asides from that im happy to move on from our minor différences and focus on other subjects Cheers!

100% daccord. cette rénovation du centre d'achat est une vision incomplète. Et en terme de maximiser son potentiel, elle rate complètement la cible.

https://montrealgazette.com/news/local-news/west-island-gazette/special-planning-program-details-vision-for-seniors-village Ste-Anne-de-Bellevue council recently adopted a Special Planning Program (SPP) for 5.2 hectares of undeveloped land bordering Anciens-Combattants Blvd. and adjacent to Ste-Anne Hospital. The vision is to turn the area into a seniors’ village. The land in question was transferred to the town a part of a deal negotiated with the previous Quebec government following the transfer of the hospital from federal to provincial jurisdiction in 2016. Mayor Paola Hawa said that because the town owns the land, it was able to put a detailed SPP in place, making its vision clear, before a developer purchased the property. That was not the case with the development of privately owned land in the northern sector. The town’s SPP for the sector did not align with the promoter’s vision and legal proceedings were launched. Last month, town council awarded a contract to the JLL commercial brokerage firm. Hawa said it was important for an expert in commercial real estate to handle the sale. The final sale is predicated on the developer presenting a plan that aligns with the SPP. The SPP’s 40 units per hectare aligns with the densification requirements for what is called a TOD (transit-oriented development). The TOD designation is given to residential developments located within one kilometre of a transit hub. In this case, the village would be near the Exo commuter train station. The development will include around 700 units, with buildings ranging in height from four to 10 storeys. “It’s exciting,” Hawa said of the SPP process. “It’s an innovative rethink of what a seniors’ residence should look like. We are so used to seeing rectangular, soulless boxes. That’s not what we wanted. Seniors have contributed to society their entire lives. Now it’s time for them to enjoy. It’s about respect.” The plan is to have different types of dwellings to suit the different needs of the community, be it independent living for the 55+ crowd or a chronic-care unit, with 10 per cent of the units flagged for low-income residents. Each building will have a distinct look. There will be a footpath through the village park and sidewalks wide enough to accommodate two wheelchairs side by side. The West Island is home to a growing senior population looking for options when it comes time to downsize, but who want to stay in the region. The hospital-adjacent location is a bonus, because Ste-Anne hospital specializes in geriatric care. Hawa said during the creation of the SPP, they had input from the West Island health authority and Ste-Anne Hospital, as well as private-sector health providers. “What is great is that there will be a medical clinic (on site),” Hawa said. “We want to create a synergy between the village and the hospital.” The village might even get agriculture students from the nearby McGill University Macdonald campus involved. “There will be a community garden,” the mayor said. “The students could help set up garden projects.” The possibility of traffic congestion is often a concern when new developments are introduced. Hawa said a traffic study was done and that there will be two access points to the village, off Anciens-Combattants — one will be an existing road north of the hospital, which was used during hospital renovations. Negotiations are underway to purchase the land from McGill University at the extreme north of the property. That would allow for a second access point, at the intersection with a stop sign, directly across the street from the fire station. The idea would be to make them one-way roads, with the road to the south becoming the entrance, and the road to the north the exit. “The challenge was to be creative and innovative, but remain realistic,” Hawa said. “You can come up with the best plan in the world, but if you can’t find a promoter who is interested, it won’t work. We want the promoter to think ahead. Don’t build for the year 2020. Think about what the world will look like in 2040.” Hawa estimated the sale of the land to be completed by autumn 2020, with shovels in the ground by spring, 2021.

Il commence avec la phase 1 (le rendu original) il va avoir un volet résidentiel par la suite, c'est un projet de 10 ans. pour les premières années nous allons selon voir le développement des hôtels et du centre d'achat. L'administration Plante a demandé de réviser le nombre de logements résidentiel et je crois que la ville de Mont Royal veut une révision a la baisse aussi dans le résidentiel. donc il va avoir du changement de ce coté la. Carbonleo a décider de commencer le développement de ce qui a été déjà été accepté par la ville de Mont-Royal. (plan original). Alors pour ceux qui sont pour ce projet, devront se contenter de voir des grues, parce que normalement s'il a des problèmes comme ça on commence pas a développer. J'imagine que les relation sont bonnes et la communication fonctionne bien entre tous les parties concernés (sauf le publique lol).

Tu as 100% raison, de plus, le terrain est déjà acheté par un développeur pour convertir en usage mixte haute densité. voir lien. https://globalnews.ca/news/4872342/dorval-gardens-sold/

Effectivement ca serait une excellente idée d'avoir un lien souterrain piétonnier qui se rend directement au terminus dorval (ou j' imagine se situe l'emplacement de la station REM proposée). Le lien présentement pose danger. Faudrait revoir tout ça s'il vont de l'avant avec la prolongement de la ligne.

Ah ok , si c'est juste pour le ressortir, pourquoi pas utiliser le station nord du centre d'achat? (en face du laBaie) c'est moins loin et ce centre d'achat n'est pas achalandé (il sera eventuellement demoli et ce terrain sera aussi requalifier pour usage mixte haute densité.

40 etages commercial est equivalent a 50 a 60 etages residentiel, et cet edifice aura 200M de hauteur.

Ce stationnement a été acheter et un projet mixte commercial/résidentiel a haute densité est présentement en phase d’étude entre le développeur et la ville , voir sur ce site dans les projets proposés ''jardins dorval''

the 2 buildings being preserved are the ones on each side of the semi- circular building (I believe)

Ca l'explique le positionnement des grues presentement

I dont think we disagree very much, and you make good points , they reinforce my original post that Montreal is decades behind in sustainable developement. Here is a few replies : name one city that builds bedroom communities at the rate Montréal does considering the popular growth in relation to Montreal. ■ Calgary, Edmonton & Toronto proportionally DO compete with us in terms of sprawl, yet they beat us in per capita growth! TO's exurbs beyond Hamilton, Kitchener-Waterloo-Cambridge, Guelph, Barrie, Peterborough, Port Hope, etc. make Mtl's Lachute, St. Jérôme, Joliette & other satellite towns & surrounding smaller low-density communities pale in comparison... 😨 - The Ontario places you mention cannot be compared with the Quebec ones. None of those cities are part of the GTA. They are part of the Golden Horseshoe and most are independant to the GTA and self sustainsable (most have there own CBD) these cities are more akin to Sherbrooke , Trois-Rivieres, Valleyfield and Cornwall. As for the Quebec cities you do mention, they are all part of the CMM and many of its residents work on the island of Montreal. other cities in Canada are expanding and developing faster but what i am speaking of is type of building. I lived in Vancouver many years. I watched the Millenium line go up. they built high density TOD all along that line, even with the REM coming , there is no area along that line that has anything remotely close to the density and number of floors you see go up in Vancouver. ■ True, for the time being. However, at least 2 Brossard TODs located along the REM have plans for towers between 25-35-storeys. It's perhaps nothing compared to the 60-80-storey bldgs that may pop up in places such as Burnaby, New Westminster, Mississauga, or Vaughan, yet it's a "game changer" for the Greater Mtl, as max 4-storey rental appt. bldgs. had been the norm here for at least 4 decades! Agreed. Like I say , we are just starting to build high rises outside the downtown core and expanding our rapid transit. Toronto has North York for its midtown. Vancouver has MetroTown. Almost all développements in these cities are multi-dwelling post 2000. Its only here we are building cul-de sac neighborhoods that are exploding populations in places like Mirabel. ■ I strongly disagree that this old American dream model doesn't exist elsewhere in Canada! As i wrote earlier, ON and BC cities have taken the lead, but we're gradually playing catch-up. (Finally!) - I'm not saying these developements dont exist elsewhere, im saying that in other canadian cities, for over 20 years they have taken a backseat to smarter devellopements, namely TOD's and residential densification of downtown cores in cities like Toronto and Vancouver. In Montreal we still celebrate and favour this archaic environmentally unfriendly form of sprawl. The worst part of this is we are geographically the most destined to fail at this form of urbanization. Montreal is an island , its main suburb to the north is an island. People on the North shore have to cross 2 bridges just to get to the northern most end of the island, downtown is on the south side. We can only have so many bridges. we cant build anymore bridges without destroying entire neighborhoods or eco systems. ■ Disagreed regarding the highlighted phrase! Basically, other than more or less heavy public transit lines, it's the highway system that ensures a metropolis' mobility. Mtl has an "overdeveloped" hwy system that encompasses way more sectors than TO's or Vancouver's Greater areas, with seven (!) E-W hwys (counting Hwy 50), and 6 (!) N-S (counting Hwy 30 between the 40 and Valleyfield's Grande Île). Of course, our hwy network is older, and offers less capacity per corridor than TO's major ones, but that's also a matter of induced demand, which would be a complex tangent to include in this discussion... - Montreal has more highway infrastructure due to the first wave of urban sprawl from the 60's. Toronto and Vancouver dont need more highways because their growth has been based off sustainable developement (last 25yrs). Its not an anomaly that we have the longest commutes in the country . Take Sainte Dorothy for example, the only way into montreal is by the highway 13 , now take a look at chomedy ouest , and all northen neighborhoods extending as far as OKA...they all have to take the 13. There is no solution to this because of the geography. If this were to happen in Toronto, alternate routes would be available or could be created at lower cost and lower disruption to existing areas. Our bridges have become narrow funnels for massive sprawl. We should work twice as hard at countering sprawl (then other cities), but we do the opposite. The PMAD is great but its lack luster. it focuses on Montreal's old pre-merger limits. ■ Yes, it does lack ambition. Keep in mind it's a work-in-progress which can be readjusted by the involved municipalities and other actors once every 2 years! And nope, it actually applies to the whole CMM territory, which encompasses the North Shore's 2nd and 3rd belts, Vaudreuil, Laval, the South Shore's 1st and 2nd belts. It applies to the whole CMM but it is not enforced. The PMAD should be the rule the thumb but since its conception, it seems to be simply a document of ''recommended guidelines''. What is currently being enforced is borough urban plans (or municipality). Most borough urban plans do not have the zoning that permits the density needed to follow the PMAD. So whenever a project is proposed that is conform to the PMAD , it still has to go through a public consultation before allowing a zoning change. It takes very little to shut down a developpement. A minimal amount of votes is all that is needed to request a referendum and most councils will choose to shut down a project before going through a costly referendum. So the PMAD looks OK on paper only. But our mayor believes all roads should still lead to downtown...and they should all be bike paths or pink metros. ■ Yep, the Projet Mtl-controlled Executive Council so far seems to be downtown-centric. However, many dissenting voices inside the party are evermore manifest, too. Nope, the party doesn't believe everyone shall cycle nor take the pink line, come on! (Or else they wouldn't have boosted road maintenance as they did, while not really increasing the dismal bike network budget since Coderre.) - The bus only new urban boulevard linking north ouest pierrefonds to the kirkland REM - Her pilot project road closure of camilien houde - Her criticism of the Royalmount commercial aspect of the project, claiming it threatens the suppremacy of downtown shopping (all that downtown needs to sustain itself is more of what has been going on for last few years which is massive high density residential developement). Road maintenance is a security issue , it has to get done. Thanks for your replies, and the exchange of perspective, like i say you bring good points!

According to Carbonleo website and twitter, they are working on phase 1 which is pretty much the original draft of the project. So judging by the first rendering, 2 of the cranes are for hotels and the lower crane is for a segment of the mall. the highest crane is positionned where the hotel that is next to where the pedestrian bridge linking to de la savane will be.

name one city that builds bedroom communities at the rate Montréal does considering the popular growth in relation to Montreal. Maybe Calgary, but they also have 4 LRT lines spanning to all 4 quadrants of the city. and their population growth triples Montreal's. other cities in Canada are expanding and developing faster but what i am speaking of is type of building. I lived in Vancouver many years. I watched the Millenium line go up. they built high density TOD all along that line, even with the REM coming , there is no area along that line that has anything remotely close to the density and number of floors you see go up in Vancouver. Toronto has North York for its midtown. Vancouver has MetroTown. Almost all développements in these cities are multi-dwelling post 2000. Its only here we are building cul-de sac neighborhoods that are exploding populations in places like Mirabel. The worst part of this is we are geographically the most destined to fail at this form of urbanization. Montreal is an island , its main suburb to the north is an island. People on the North shore have to cross 2 bridges just to get to the northern most end of the island, downtown is on the south side. We can only have so many bridges. we cant build anymore bridges without destroying entire neighborhoods or eco systems. Its time Montreal starts developping antenna CBD's (central business districts) starting with Royalmount. The PMAD is great but its lack luster. it focuses on Montreal's old pre-merger limits. It needs to be revised to be more ambitious towards mixed high density specifically in West Island , East End , South Shore and Laval. Laval needs to stop building car dependant residential towers because well… the residents are car dependant, i believe there new projects will help that city become more sustainable….. Sustainable developement is about living , working and playing in the same area. I'm pretty amazed that a lot people in this city think of when it comes to reducing emissions is creating better public transit. Thats only part of the solution, we need the majority of people to live close to where they work so we need to start planning the city out in that respect. it would save billions in infrastructure. But our mayor believes all roads should still lead to downtown...and they should all be bike paths or pink metros. Anyway there is a whole topic thread on urban sprawl on here, i only brought it up because i see Royalmount as the first true project in montreal to counter sprawl….and we need a midtown..frankly Royalmount is not big enough...they should merge and connect the blue bonnets conversion project with Royalmount and create a true midtown and repeat this planning to all 4 corners of the city. here is a small article worth the read. https://www.theglobeandmail.com/real-estate/article-montreals-sprawl-is-shocking-urban-planners/

I agree that the construction boom has played its part in it, but I think poor urban planning had an equal role in the lack of mixed use developements. the greater area of Montreal has seen plenty of residential construction since the 60's..particularly off island. The construction has been mostly single family dwellings...Montreal has highest rate of urban sprawl in the country. But that's another subject. it relates to this thread because those that oppose this project do so because of the massive amount of traffic in the area….which to me is because of all the 450 residents going to and from work during rush hour. I hope your right about other mall properties following suit. I have my doubts...in Quebec there is a club piscine mentality.

Montréal is decades behind Toronto and Vancouver when it comes to integrating high density residential with shopping malls.

Tu as absolument raison, le pire dans tout ca c'est que ce secteur la de Pierrefonds (le vieux Roxboro) date d'avant l'étalement urbain de Pierrefonds. Le fabrique et schéma d'aménagement est plutôt Montréal que West Island, c'est des rues et avenues en parallèle et perpendiculaire. densifier ce secteur sera logique et de plus, ca sera conforme au PMAD et aussi les critères a respecter lorsqu'on considère les éléments a juger lors d'un changement de zonage. Le vrai problème est madame Talbot Présidente au comite d'urbanisme. Et certains citoyens qui font tout pour bloquer le développement. Quand ca prends juste 12 signatures pour enclencher un referendum, c'est les NYMBY qui devient les planificateurs urbain car les politiciens ont peur de perdre leur votes.